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101 RZ 23 and 104 MP 23 Star Valley Springs
105 CUP 23 1 LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Rezoning and Master Plan HEARING TIME AND DATE: 6:00 p.m., August 23, 2023 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming FILES #101-RZ-23 & 104-MP-23 APPLICANTS: Star Valley Springs, LLC PROJECT NAME: Star Valley Springs Rezoning and Master Plan COMMUNITY PLAN AREA: Thayne ZONING: Rural PLANNER: Robert C. Davis ____________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Planning & Zoning Commission find the rezoning application File #101 RZ 23 COMPLETE, and to begin the official 30-day notice of hearing to adopt the application with anticipation to APPROVE the Master Plan File #104-MP-23 with: Findings of Approval A through E. Conditions of Approval 1 through 10. FINDINGS OF APPROVAL: A. The proposal is consistent with the provisions of W.S. 18-5- 201 et seq. authorizing counties to regulate construction of buildings and the use of land through comprehensive planning including zoning. B. The proposal is consistent with goals and objectives of the Lincoln County Comprehensive Plan, including: 1. Section II. Housing Objective 2. Promote the development of affordable housing and infrastructure concentrating development in and around communities 2. Section III. Economic Development Goal A. promote and assist in the development of commercial, recreational and industrial activities. 3. Section IV Land Use Objective 1. Create Land Use Regulations that promote the responsible and orderly development of Lincoln County; 4. Section IV Land Use Objective 2. Promote the conservation of open space in Lincoln County. 5. Chapter 1.2 Provisions of Thayne Community Plan Overlay Zone which envisions commercial development along Muddy String County Road 117. C. The rezoning proposal will not overburden existing road, utility and service infrastructure. D. The rezoning proposal does not adversely affect the rate of infill development of the requested zone by not unnecessarily extending road and utilities or leapfrogging significant tracts of vacant land. 105 CUP 23 2 E. The rezoning proposal will not disproportionately increase the cost to the public for providing services. CONDITIONS OF APPROVAL: 1. Alteration of the project shall require additional permitting. 2. Revise the master plan to illustrate the conceptual layout of the subdivision and depict building footprints, parking configurations, landscaping and pedestrian/bike trail connectivity. 3. The Master Plan conceptual layout shall illustrate building massing situated along the loop road creating a consistently developed edge. 4. The Master Plan shall provide design guidelines to ensure each individual building include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place. 5. Connecting walkways must be provided for internal pedestrian circulation within the site to connect to street and to connect parking spaces with main building entrances. 6. The master plan and plat shall note that some commercial uses may need additional buffering and or design requirements in order to mitigate against undesirable impacts to the residential area. 7. Exterior lighting shall comply with Lincoln County Land Use Regulations Section 6.10 Lighting in order to minimize fugitive light, including the provision that the outdoor/exterior lights be hooded in design with no light source extending below the hood. 8. Commercial buildings fall under the jurisdiction of the Wyoming Dept. of Fire Prevention & Electrical Safety and will require a plan review. 9. A Chapter 23 Study for future septic systems will be provided and the Bedford Water District will provide a will-serve letter for public water. 10. The applicant should recalculate the projected number of trips for both residential and commercial uses generated by the proposed development and assess any needed improvements for Muddy String Road and provide a written report at Preliminary Plat. __________________________________________________________________________ PROPOSAL: A Rezone request of approximately 31.1 acres from Rural to Mixed zoning. This rezone request is in conjunction with a Conditional Use Permit Application File # 108-MP-23 to subdivide and master plan a 49.5-acre property into 38 lots with 34 multi-family lots, four (4) commercial lots and one 1.52-acre park/community area connected by a .59-acre pedestrian pathway for property located at the northwest corner of Muddy String Road and Lost Creek Road approximately one (1) mile north of the Town of Thayne, Wyoming. Approximately 18.4 acres of existing Mixed zoning is to remain. Approval of the Master Plan is contingent upon the approval of the rezoning application. EXHIBITS: A. Applicants’ application and master plan B. Vicinity Maps C. Public Notice D. Letters of Opposition ____________________________________________________________________________ 105 CUP 23 2 BACKGROUND: The rezoning of the subject property is necessary to allow for multiple family dwellings and commercial uses. Although there are commercial uses allowed in the Rural zone, multi-family uses are not. The 49.56-acre subject property is currently split with the first roughly 560 feet west of Muddy String Road being zoned Mixed use with the remainder roughly 1,067 feet west of the Mixed zone area being in the Rural zone. A master plan or a development concept is proposed with this petition for a zone change. The specifics of the master plan will provide insights as to the impact the proposed rezoning will have on the community. Concerns such as whether there is overburden on the existing road, utility and service infrastructure, determinations of the rate of infill development, ‘leapfrogging’ and any disproportionate increase in the cost to the public for providing services are examined. The Area The subject property is bordered by agricultural uses to the west and north. A single-family use and vacant residential land exist to the south. Directly east across Muddy String Road exist a mix of commercial storage and residential uses. Mixed zone areas have a large impact on the transportation network as high density residential and most commercial applications generate larger amounts of traffic. Centrally located between Star Valley Ranch and the town of Thayne, the area can be characterized as an urban/rural transition area where services such as water and sewer for a more populated area can be located and extended economically. This would also include the potential for extending the road capacities and acknowledging the topography is not extreme. There are several developed subdivisions in the area depicted in the light blue color on the map on the next page. 105 CUP 23 3 The area generally does not contain hazardous areas, prime forest use land or highly vulnerable natural systems. There does, however, appear to be vast acreages of agricultural land. Two major north-south arterials i.e., Muddy String and Hwy 89 serve the area. What is being proposed is an extension of density and higher intensity of land uses from Muddy String Road eastward. The higher density would abut what is now agricultural land containing large residential lots. The final layout of the subdivision should provide an adequate buffer to existing agricultural uses along the western edge of the subdivision. Although the land use regulations provide for a 25-foot non- building buffer along any project boundary adjoining existing agricultural operation(s), it may be necessary to provide a larger buffer on Lots 37 and 38 allowing for more of a transitional from high density to very low density. Commercial considerations include general retail, shopping center, sales and service or professional services and office and mixed use including residential/commercial. 105 CUP 23 4 Merits of the rezone are that subject property abuts Mixed zoning and would therefore be an expansion of the district. The proposed rezoning would allow for higher densities and connectivity to public water and perhaps sewer. The rezoning proposal is consistent with master plan findings of increasing density around established central services. As such, the proposal is well aligned with the public interest of accommodating orderly growth and changes in the character of the area can be supported by infrastructure improvements. Proposed Development For better unity of design, staff prefers to see a master plan illustrating the conceptual layout of the subdivision and depicting building footprints, parking configurations, landscaping and pedestrian/bike trail connectivity. This type of illustrative master plan also helps to define commercial uses intended to serve the development or local area and to show how those commercial uses are connected to adjacent residential. The 34 multi-family lots will accommodate 2-4 units on lot sizes ranging from 1.01 to 4.5 acres with larger lots located on the western edge of the site. The two (2) larger multi-family/2-4 unit lots along the western boundary will buffer existing rural from the proposed Mixed zoning areas. The applicant will produce a preliminary plat of the subdivision and if approved, eventually sell off the lots for the development of duplexes to fourplexes on each lot. 105 CUP 23 5 In the proposed multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place. Ideally, building massing could be situated along the road to create a consistently developed edge, to also provide an optimum travel experience for the pedestrian as opposed to venturing past parking lot after parking lot while traveling to the common open space area. In order to reduce the scale of parking areas, particularly along the loop road, parking is encouraged in the rear or with a small percentage provided in the front so as to not dominate the frontage. Connecting walkways must be provided for internal pedestrian circulation within the site to connect to street and to connect parking spaces with main building entrances. The proposed commercial lots located along Muddy String Road will provide business frontage and is intended to buffer residential uses from Muddy String Road. With the rezoning to Mixed, a number of uses will be allowed as a matter of right including automobile sales and repair, banks, churches, commercial entertainment, commercial storage, oil and gas development, parks, public facilities, radio and television stations, motels under 5,000 sq. ft., retail stores under 5,000 sq. ft., schools, small business and utility company buildings under 800 sq. ft. The developer may want to further define the intended commercial uses in the development and who the uses will serve. Will the commercial uses serve the development or are the uses to also serve the local or even regional economy? The master plan and plat should note that some of these uses may need additional buffering and or design requirements in order to mitigate against undesirable impacts to the residential area. The open space area will provide a green space for picnic tables and a playground. All lots currently fall within Bedford Water District except for Lots 33, 34 and the park along the western boundary. Sunrise Engineering is currently providing a Chapter 23 Study for future septic systems and the Bedford Water District is expected to provide a will-serve letter for public water. Access There are major roads that serve the area of the subject property including Muddy String CO Road 117, Cedar Creek CO Road 118, Thayne Bedford CO Road 122 and Lost Creek CO Road 120. It is not clear based on the information submitted that the existing road geometrics will be able to safely accommodate the projected increase in traffic in the area. The applicant will need to provide a traffic study indicating volume to capacity ratios at build-out of the project with consideration for area growth. At a minimum, the applicant will need to look at providing a center turn lane, deceleration lanes, pavement markings and pedestrian amenities on Muddy String Road. Muddy String Road is a two lane north-south Rural Major Collector - a 24-foot-wide paved road which connects to Star Valley Ranch to the north and the town of Thayne to the South. The Lincoln County Transportation Plan found that improvements needed along Muddy String include providing adequate shoulder width, intersection improvements, pavement reconstruction as necessary, and drainage 105 CUP 23 6 improvements to improve maintainability, to allow the road to handle additional traffic and enhance safety: • The applicant provided Average Daily Traffic counts taken from June 28 to July 2022 for Muddy String Road which showed a maximum ADT of 1,987 vehicles. • ADTs from the 2005 Lincoln County Transportation Plan showed ADTs of 2,160 at Lost Creek and Muddy String. • The Transportation Plan projected an ADT of 5,760 for Year 2030 at the same intersection. • The 2005 Plan projected a Year 2030 Level of Service (LOS) for Thayne Bedford (CO Road 122) and Muddy String (CO Road 117) to be C for northbound and B for southbound leg, a Year 2030 Level of Service (LOS) for Cedar Creek and Muddy Spring to be both A for both northbound and southbound. • The 2005 Plan did not recommend any road widening for Muddy String but did recommend widening for Lost Creek. Cedar Creek Road is an east-west Rural Local 28 feet paved road which connects Star Valley Ranch to US 89. The Lincoln County Transportation Plan found that Cedar Creek classification should be changed from Rural Local to Rural Major Collector. Thayne Bedford Road is an east-west Rural Minor Collector 25 feet paved road connecting Muddy String to the Town of Thayne. Lost Creek Road is an east-west collector road that extends eastward from the subject site. Based on Lincoln County traffic generation rates of 11.25 trips per 34 lots, the developer projects 765 trips for the residential lots and 45 trips for the commercial lots. When using ITE 10th Edition trip generation rates for multi-family housing (low rise) the daily rate of 7.32 trips multiplied by (34 lots * 4 units = 136 units) would project the total trips based on fourplexes located on 34 sites to equal 7.32 * 136 or 995 trips. Trip generation rates for retail range from, for example, .99 trips per 1,000 square feet of gross floor area for a construction equipment rental store to 49.11 trips for a 24-hour convenience market. There are 43 retail uses identified in the ITE 10th Edition which have an average of 4.6 trips per 1,000 square feet of gross floor area. Using the average of 4.6 trips for 4*5,000 sq. ft of retail provides for 92 trips per day not including in the average large traffic generators such as drive-in establishments, fast food restaurants, car washes, liquor stores or book superstores. With a proposed build-out of 20,000 sq. ft. of retail allowed in the Mixed zone, there could be significant generations of traffic. If planning for the greatest impact, there appears to be a need for improvements to the Muddy String corridor. The applicant should recalculate the projected number of trips for both residential and commercial uses generated by the proposed development and assess any needed improvements for Muddy String Road as discussed earlier in this report. It appears that even with a Year 2030 ADT traffic projection of 5,760 vehicles in the Transportation Plan, there was not direct recommendation for capacity improvements for Muddy String Road other than minor intersection improvements. It is assumed the projected 5,760 vehicles are generated from a building-out of Muddy String with high density residential and commercial uses. Staff believes more information is 105 CUP 23 7 needed with regards to evaluating traffic/capacity concerns of the roadway with the addition of more than 1,000 additional trips from the proposed development. Summary The proposed development should not adversely affect the rate of infill development or create sprawl as there is adjacent development in the area. The development should not disproportionately increase the cost to the public for providing services. It does not appear that the proposal would overburden utility and service infrastructure which would be finally determined by the Bedford Water District and the Wyoming Department of Environmental Quality. The proposed development may add as many as 300 additional persons to the area. It is not clear how many of these will be families with children and what effect it will have on the school district. It is also not clear what the overall traffic impacts would be given increasing development of multi-family and commercial uses along an unimproved Muddy String Road. A traffic assessment is needed prior to Preliminary Plat to further understand what the impacts are and what the mitigation of any impacts from the development will be for Muddy String Road. The developer may be required to complete any improvements to the road system prior to approval of the preliminary plat. Agency and Public Comments Staff has received two letters of opposition. Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) April 14th, 2023 Lincoln County Planning Department Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Narrative: Conditional Use Permit Application Star Valley Springs Affordable Housing Master Plan Lincoln County Planning Department: Afton Office, Proposal: 49.5-acre master plan proposal located at the intersection of Muddy String Road and Lost Creek Road. The master plan proposal includes (34) multi-family/2-4 unit lots plus (4) commercial lots. Open space is provided by a 1.52-acre park plus 0.59 acres of pedestrian pathway to be maintained by a future Homeowners Association (HOA). A central loop roadway and pedestrian pathway will be maintained by a future road agreement with signage to be maintained by a future HOA. Documents Included: 1) Exhibit-A Existing Zoning 2) Exhibit-B Bedford Water District 3) Proposed Use: SP105 4) Advance Plat 5) Bedford Water District Map 6) Traffic Study 7) List of Properties within 300’ 8) CUP Application Additional Information: (4) Commercial lots are included along Muddy String Road to provide business frontage and to buffer residential uses from Muddy String Road. (32) multi-family/2-4 unit lots are central to the Master plan. (2) larger multi-family/2-4 unit lots at are located along the western boundary to buffer between existing rural and proposed mixed zoning areas. (1) Park/Community Area to provide a green space for picnic tables and a playground. All lots currently fall within Bedford Water District except for lots 33, 34, & the park along the western boundary. Proposed Use drawing SP105 outlines major subdivision notes, and a land- use table. Sunrise Engineering is currently providing a Chapter 23 study for future septic systems while we have engaged with Bedford Water district regarding a future developer agreement and will-serve letter. Traffic Generation: TOTAL TRAFFIC GENERATED: 765 (RESIDENTIAL) + 45 (COMMERCIAL)= 810 ADT PEAK TRAFFIC IN 1 HR (10% OF TOTAL DAILY TRAFFIC): 810 X .1 = 81.0 Surrounding Uses: North – Commercial storage facility and agricultural use. West – Residential and agricultural use. South – Residential and agricultural use. East – Commercial storage facility, agricultural use, and commercial storage use. Comprehensive Plan and Project Location: The citizens of Lincoln County have expressed a great concern over the quality and affordability of housing in the county. On occasion some of the housing stock has been of substandard design resulting in fire safety hazards, high maintenance costs, and a reduction in resale value for the investment. One of the impacts of growth in the county, particularly in the Star Valley area, has resulted in an increase in land values and cost of construction. The citizens of Lincoln County have expressed the desire to provide for the affordable housing needs of county residents. By concentrating development in and around central services of water and sewer, affordability may be obtained. Since this project is located within the Thayne Community Plan Overlay Zone, Bedford Water District, and existing services along Muddy String Road, it is best suited to promote affordable housing in Star Valley. Thank you for reviewing our application. Sincerely, Brett Bennett Owner / Architect Exhibit A: Existing Zoning (GIS) Exhibit B: Bedford Water District (GIS) Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) March 7th, 2023 Lincoln County Planning Department Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Narrative for Star Valley Springs Master Plan: Rezone Permit Application Lincoln County Planning Department: Afton Office, Proposal: Rezone approximately 31.1 acres from Rural Zoning to Mixed Zoning. Approximately 18.4 acres of existing Mixed Zoning is to remain as Mixed Zoning. Total project area is approximately 49.5 acres and located at the intersection of Muddy String Road and Lost Creek Road. A conditional use permit application for an affordable housing Master Plan has been submitted with this rezone permit application. Documents Included: 1) Existing Conditions: SP001 2) Proposed Conditions: SP002 3) Exhibit A and B 4) Rezone Permit Application 5) List of Properties within 300’ 6) North Lincoln County Housing Report Surrounding Uses: North – Commercial storage facility and agricultural use. West – Residential and agricultural use. South – Residential and agricultural use. East – Commercial storage facility, agricultural use, and commercial storage use. Detailed Statement: a. The proposed amendment is appropriate with the area concerned because it is located where commercial and high density land uses are currently defined around the Town of Thayne and along Muddy String Road. Expanding the mixed use zoning will allow for higher density residential land use west of the existing transition to rural zoning. b. Adequate Public Services: The majority of the project area falls within Bedford Water District. Additional public services, including power, communications, and amenities within the Town of Thayne are to be accessed from Muddy String Road. c. Water Supply and Sanitary Sewer: Bedford Water District shall provide water based on a future developer agreement to be coordinated with the district. Proposed sanitary services include on site septic systems contingent on WY DEQ studies where required. d. The effects of residential capacity and the cost of services: Project is located within the Thayne Community Plan Overlay Zone. Existing power and communications services provide convenient access along Muddy String Road. In order to provide safe, good quality housing in Lincoln County, concentrating development around central water services will help obtain affordability. Mixed use development allowing for a combination of higher density residential use adjacent to commercial uses provides an opportunity for reduced traffic on Muddy String Road. e. Infill Level of Requested Zone: a. Citizens of Lincoln County have expressed a great concern over the quality and affordability of housing in the county. On occasion some of the housing stock has been of substandard design resulting in fire safety hazards, high maintenance costs, and a reduction in resale value for the investment. The citizens of Lincoln County have expressed the desire to provide for the affordable housing needs of county residents. By concentrating development in and around central services of water and sewer, affordability may be obtained. Since this project is located within the Thayne Community Plan Overlay Zone, Bedford Water District, and existing services along Muddy String Road, it is best suited to promote affordable housing in Star Valley. b. A CUP application has been submitted and defines a master plan. Since the master plan outlines residential and commercial use, the existing road would not be impacted by consistent heavy industrial or mining traffic when compared to residential and light commercial development. c. The proposed mixed zone area is immediately adjacent to an existing mixed zone area on Muddy String Road. Road/utility extensions and leapfrogging tracts of land are all avoided in this case. d. Project will not disproportionately increase cost to the public for providing services because it is accessed directly off Muddy String Road. f. Proposed Use: Mixed zoning to allow for multi-family residential and commercial development. A CUP application has been submitted for a proposed Master Plan. g. Effects on Growth Rate of Existing Neighborhoods: Project is concentrated within a targeted location for mixed zone areas around the Town of Thayne. The image below indicates a demand of 970 to 1,275 homes in North Lincoln County by 2027 with the least amount of this demand in the high-end housing category. This project will help meet the demand for affordable housing without directly competing with existing single- family neighborhoods. See attached North Lincoln County Housing Report. h. The Effects on Other Areas of Similar Development: This rezone application and separate CUP application are responding to the current housing demand by providing more access to affordable housing. The primary effect is to provide more options and opportunity for future home buyers. i. Economic Impact: The economic impacts of developing housing extend beyond the construction stage to the years when the new homes or rental units are occupied by rural residents. The increased pride and responsibility that the residents feel for their dwellings often results in the consumption of goods and services to complement the new home. The revenues of the state, local, and federal governments can increase as the result of a housing development project. There is an immediate increase in governmental income from building fees, taxes on workers’ wages, and taxes on the sale and transport of building materials. j. Consistent with the Goals and Objectives of the Lincoln County Comprehensive Plan: The citizens of Lincoln County have expressed a great concern over the quality and affordability of housing in the county. On occasion some of the housing stock has been of substandard design resulting in fire safety hazards, high maintenance costs, and a reduction in resale value for the investment. By concentrating development in and around central services, affordability may be obtained. Since this project is located within the Thayne Community Plan Overlay Zone, Bedford Water District, and existing services along Muddy String Road, it is best suited to promote affordable housing in Star Valley. Sincerely, Brett Bennett Owner / Architect Exhibit A: Existing Zoning (GIS) Exhibit B: Bedford Water District (GIS) Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) March 7th, 2023 Lincoln County Planning Department Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Narrative for Star Valley Springs Master Plan: Rezone Permit Application Lincoln County Planning Department: Afton Office, Star Valley Springs, LLC is requesting a Rezone Permit in relation to the property outlined in the attached drawings and under ownership of Star Valley Springs, LLC. Documents Included: 1) Topographic Survey: Star Valley Springs 2) Existing Conditions: SP001 3) Proposed Conditions: SP002 4) Exhibit A, B, & C 5) Muddy String Traffic Report: 2022 Detailed Statement: a. The proposed amendment is appropriate with the area concerned because it is located where commercial and high density land uses are currently defined around the Town of Thayne and along Muddy String Road. Expanding the mixed use zoning will allow for higher density residential land use west of the existing transition to rural zoning. b. Adequate Public Services: The majority of the land area falls within Bedford Water District. Additional public services, including power, communications, and amenities within the Town of Thayne are to be accessed from Muddy String Road. c. Bedford Water District shall provide water based on a future developer agreement to be coordinated with the district. Proposed sanitary services include on site septic systems contingent on WY DEQ studies where required. d. The effects of residential capacity fall within the Thayne Community Plan Overlay Zone and other residential/commercial projects along Muddy String Road. Existing power and communications services provide convenient access along Muddy String Road. In order to provide safe, good quality housing in Lincoln County, concentrating development around central water services will help obtain affordability. Mixed use development allowing for a combination of higher density residential adjacent to commercial use provides an opportunity for reduced traffic on Muddy String Road. e. Infill Level of Requested Zone: a. Citizens of Lincoln County have expressed a great concern over the quality and affordability of housing in the county. Housing constructed within mixed zoning areas allow for higher density residential construction and reduced construction costs. b. 2022 Traffic Figures for Muddy String Road are provided. Mixed zoning allows for a number of uses, however a conditional use permit application has been submitted for Star Valley Springs with more detailed uses included. i. Lincoln County Development Standards Section 6.18: Each Lot will create an ADT (average daily traffic) of 11.25. ii. Example 34 lots in a subdivision would create 34x11.25 = ADT 382.5 c. The proposed mixed zone area is immediately adjacent to an existing mixed zone area on Muddy String Road. Road/utility extensions and leapfrogging tracts of land are all avoided in this case. d. The table below demonstrates that there is a need for more affordable housing in North Lincoln County. New housing to meet the demand of 970 to 1,275 homes by 2027 is best suited within mixed zoning and existing Community Overlay Zones. Rural zoning on 5 acre lots does not support the need for more affordable housing. Sincerely, Brett Bennett Owner / Architect Exhibit A: Existing Zoning (GIS) Exhibit B: Bedford Water District (GIS) Exhibit C: Existing Zoning on Muddy String Road (GIS) CITY ROUTE NAME NUMBER BMP EMP TOTAL CRITICAL SEVERE DAMAGE INJURED FATALRURAL LINCOLN ML7450B CLARK LN | CR 115 115 1 2 10 1 2 7 4 0RURAL LINCOLN ML7450B CLARK LN | CR 115 115 0 1 4 0 0 4 0 0RURAL LINCOLN ML7450B CLARK LN | CR 115 115 2 2.03 1 0 0 1 0 0RURAL LINCOLN ML7451B PRATER CANYON | CR 116 116 1 2 3 0 1 2 1 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 4 5 7 0 3 4 4 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 1 2 6 0 3 3 5 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 0 1 5 1 2 2 4 1RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 2 3 4 0 1 3 2 0STAR VALLEY ML7452B MUDDY STRING | CR 117 117 5 5.6 2 0 0 2 0 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 3 4 1 0 0 1 0 0RURAL LINCOLN ML7453B CEDAR CREEK | CR 118 118 0 1 9 0 2 7 2 0STAR VALLEY ML7453B CEDAR CREEK | CR 118 118 1 2 5 0 2 3 3 0RURAL LINCOLN ML7454B PERKINS | CR 119 119 1 2 5 0 0 5 0 0RURAL LINCOLN ML7454B PERKINS | CR 119 119 0 1 2 0 0 2 0 0RURAL LINCOLN ML7455B LOST CREEK | CR 120 120 0 1 1 0 1 0 1 0Lincoln County High Risk Rural Roads Crash Report COUNTY: Lincoln FROM: 2011 To: 2020 Star Valley Springs: Adjacent Properties within 300 Feet: PIN: 3419-123-00-173 OWNERSHIP: ROBINSON, JILL W DEED BOOK PAGE: 1011-568 LEGAL: 34.60 AC SE4SW4 PT SW4SE4 PT PARCEL NO: 34191230017300 ACCOUNT NO: R0011873 LOCATION: LOT: MAILING ADDRESS: 3555 N LAKE CREEK DR #2323, , WILSON, WY 83014 GROSS ACRES: 34.6 PIN: 3419-123-00-179 OWNERSHIP: ROBINSON, JILL W DEED BOOK PAGE: 1011-563 LEGAL: 35.00 AC SE4SW4 PT SW4SE4 PT PARCEL NO: 34191230017900 ACCOUNT NO: R0031192 LOCATION: LOT: MAILING ADDRESS: 3555 N LAKE CREEK DR #2323, , WILSON, WY 83014 GROSS ACRES: 35 PIN: 3419-131-00-067 OWNERSHIP: WILDE, KARSON & KAITLYN DEED BOOK PAGE: 1025-451 LEGAL: 19.62 AC. PT NE4NE4 PARCEL NO: 34191310006700 ACCOUNT NO: R0011881 LOCATION: LOT: MAILING ADDRESS: PO BOX 821, , THAYNE, WY 83127 GROSS ACRES: 19.62 PIN: 3419-131-00-209 OWNERSHIP: CLYDE, RICHARD Z & STACEY M DEED BOOK PAGE: 941-361 LEGAL: LOT 2 PARCEL NO: 34191310020900 ACCOUNT NO: R0030375 LOCATION: WHITE TAIL MEADOWS LOT: 2 MAILING ADDRESS: PO BOX 1181, , THAYNE, WY 83127 GROSS ACRES: 11.18 PIN: 3419-131-00-206 OWNERSHIP: MAVY, EMMETT DEED BOOK PAGE: 1059-184 LEGAL: LOT 3 PARCEL NO: 34191310020600 ACCOUNT NO: R0011886 LOCATION: WHITE TAIL MEADOWS 2ND FILING LOT: 3 MAILING ADDRESS: PO BOX 996, , THAYNE, WY 83127 GROSS ACRES: 6.44 PIN: 3419-131-00-208 OWNERSHIP: XL STORAGE, LLC DEED BOOK PAGE: 1080-265 LEGAL: LOT 4 PARCEL NO: 34191310020800 ACCOUNT NO: R0031444 LOCATION: WHITE TAIL MEADOWS 2ND FILING LOT: 4 MAILING ADDRESS: PO BOX 2911, , ALPINE, WY 83128 GROSS ACRES: 6.79 PIN: 3419-131-00-153 OWNERSHIP: DEGARMO, TELL ETAL DEED BOOK PAGE: 949-12 LEGAL: 1.01 AC. PT NE4NE4 PARCEL NO: 34191310015300 ACCOUNT NO: R0011884 LOCATION: LOT: MAILING ADDRESS: 1190 STATE HWY 241, , AFTON, WY 83110 GROSS ACRES: 1.01 PIN: 3419-131-00-148 OWNERSHIP: FORESHADOW, LLC DEED BOOK PAGE: 1038-307 LEGAL: 1.79 AC. PT NE4NE4 PARCEL NO: 34191310014800 ACCOUNT NO: R0011883 LOCATION: LOT: MAILING ADDRESS: 1883 ROYAL HUNTE DR STE 200A, , CEDAR CITY, UT 84720 GROSS ACRES: 1.79 PIN: 3418-182-00-350 OWNERSHIP: PALISADES LAND & HOME LLC DEED BOOK PAGE: 965-156 LEGAL: LOT 6 PARCEL NO: 34181820035000 ACCOUNT NO: R0027921 LOCATION: HESSON COMMERCIAL PARK THIRD AMENDED LOT: 6 MAILING ADDRESS: PO BOX 5390, , ETNA, WY 83118 GROSS ACRES: 1.01 PIN: 3418-073-00-055 OWNERSHIP: RAKER, JOSHUA A & JENNIFER DEED BOOK PAGE: 953-676 LEGAL: 3.01 AC PT SW4SW4 PARCEL NO: 34180730005500 ACCOUNT NO: R0010938 LOCATION: LOT: MAILING ADDRESS: PO BOX 1359, , THAYNE, WY 83127 GROSS ACRES: 3.01 PIN: 3418-073-00-141 OWNERSHIP: SMITH, ROGER K & LEORA L DEED BOOK PAGE: 1041-665 LEGAL: 2.18 AC SW4SW4 PT PARCEL NO: 34180730014100 ACCOUNT NO: R0031356 LOCATION: LOT: MAILING ADDRESS: 77 LOST CREEK ROAD, , THAYNE, WY 83127 GROSS ACRES: 2.18 PIN: 3418-073-00-121 OWNERSHIP: MOORE, JEREMIE M DEED BOOK PAGE: 991-80 LEGAL: LOT 1 PARCEL NO: 34180730012100 ACCOUNT NO: R0028323 LOCATION: OZ LOT: 1 MAILING ADDRESS: PO BOX 7122, , JACKSON, WY 83002 GROSS ACRES: 9.87 PIN: 3418-073-00-122 OWNERSHIP: WOLFLEY, JASON E & TRACY H TRUSTEES DEED BOOK PAGE: 1077-640 LEGAL: LOT 3 PARCEL NO: 34180730012200 ACCOUNT NO: R0029171 LOCATION: OZ SECOND FILING LOT: 3 MAILING ADDRESS: 2458 CO RD 122, , THAYNE, WY 83127 GROSS ACRES: 5.38 PIN: 3418-073-00-222 OWNERSHIP: TITENSOR, SAMUEL R & SHAWNA R TRUSTEES DEED BOOK PAGE: 235-18 LEGAL: 1 AC. LOT 3 PARCEL NO: 34180730022200 ACCOUNT NO: R0010944 LOCATION: LOT: MAILING ADDRESS: 1792 MUDDY STRING RD, , THAYNE, WY 831270000 GROSS ACRES: 1 PIN: 3418-073-00-076 OWNERSHIP: TITENSOR, SCOTT A & CAROLYN DEED BOOK PAGE: 785-837 LEGAL: L 03 PT NE4SW4 NW4SE4 PARCEL NO: 34180730007600 ACCOUNT NO: R0010940 LOCATION: LOT: MAILING ADDRESS: BOX 826, , THAYNE, WY 831270000 GROSS ACRES: 111.58 PIN: 3419-124-00-122 OWNERSHIP: TITENSOR, SCOTT A & CAROLYN DEED BOOK PAGE: 482-414 LEGAL: 11.45 AC. PT. NE4SE4 PARCEL NO: 34191240012200 ACCOUNT NO: R0011874 LOCATION: LOT: MAILING ADDRESS: BOX 826, , THAYNE, WY 831270000 GROSS ACRES: 11.45 PIN: 3419-121-00-085 OWNERSHIP: WHITE, GORDON C & DONNA S TRUSTEES DEED BOOK PAGE: 868-22 LEGAL: SW4NE4 PT SW4NW4 PT SE4NW4 NE4SE4 NW4SE4 NE4SE4 PARCEL NO: 34191110008500 ACCOUNT NO: R0011825 LOCATION: LOT: MAILING ADDRESS: 852 PERKINS ROAD 119, , THAYNE, WY 83127 GROSS ACRES: 268.83 Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) March 7th, 2023 Lincoln County Planning Department Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Narrative: Conditional Use Permit Application Star Valley Springs Affordable Housing Master Plan Lincoln County Planning Department: Afton Office, Proposal: 49.5-acre master plan proposal located at the intersection of Muddy String Road and Lost Creek Road. The master plan proposal includes (30) multi-family/2-4 unit lots and (4) commercial lots. Open space is provided by a 1.52-acre park plus 0.59 acres of pedestrian pathway to be maintained by a future Homeowners Association (HOA). A central loop roadway will be maintained by a future road agreement with signage to be maintained by future a future HOA. Documents Included: 1) Exhibit-A Existing Zoning 2) Exhibit-B Bedford Water District 3) Proposed Use: SP102 4) Advance Plat 5) Bedford Water District Map 6) Traffic Study 7) List of Properties within 300’ 8) CUP Application Additional Information: (4) Commercial lots are included along Muddy String Road to provide business frontage and to buffer residential uses from Muddy String Road. (28) smaller multi-family/2-4 unit lots are central to the Master plan. (2) larger multi-family/2- 4 unit lots at are located along the western boundary to buffer between existing rural and proposed mixed zoning areas. (1) Park/Community Area to provide a green space for picnic tables and a playground. All lots currently fall within Bedford Water District except for lots 33, 34, & the park along the western boundary. Proposed Use drawing SP102 outlines major subdivision notes, and a land- use table. Sunrise Engineering is currently providing a Chapter 23 study for future septic systems while we have engaged with Bedford Water district regarding a future developer agreement and will-serve letter. Traffic Generation: TOTAL TRAFFIC GENERATED: 675 + 45 = 720 ADT PEAK TRAFFIC IN 1 HR (10% OF TOTAL DAILY TRAFFIC): 720 X .1 = 72.0 Surrounding Uses: North – Commercial storage facility and agricultural use. West – Residential and agricultural use. South – Residential and agricultural use. East – Commercial storage facility, agricultural use, and commercial storage use. Comprehensive Plan and Project Location: The citizens of Lincoln County have expressed a great concern over the quality and affordability of housing in the county. On occasion some of the housing stock has been of substandard design resulting in fire safety hazards, high maintenance costs, and a reduction in resale value for the investment. One of the impacts of growth in the county, particularly in the Star Valley area, has resulted in an increase in land values and cost of construction. The citizens of Lincoln County have expressed the desire to provide for the affordable housing needs of county residents. By concentrating development in and around central services of water and sewer, affordability may be obtained. Since this project is located within the Thayne Community Plan Overlay Zone, Bedford Water District, and existing services along Muddy String Road, it is best suited to promote affordable housing in Star Valley. Thank you for reviewing this application. Sincerely, Brett Bennett Owner / Architect Exhibit A: Existing Zoning (GIS) Exhibit B: Bedford Water District (GIS) TRAFFIC GENERATION REPORT STAR VALLEY SPRINGS, LLC MASTER PLAN COVER SHEET TRAFFIC GENERATION REPORT STAR VALLEY SPRINGS, LLC MASTER PLAN TRAFFIC GENERATED: DEVELOPMENT STANDARD 6.18: EACH LOT WILL CREATE AVERAGE DAILY TRAFFIC (ADT) OF 11.25 TRIPS RESIDENTIAL LOTS 2-4 UNITS: (30 X 2) X 11.25 TRIPS PER LOT = 675 TRIPS COMMERCIAL LOTS: 4 X 11.25 ADT TRIPS PER LOT = 45 TRIPS TOTAL TRAFFIC GENERATED: 675 + 45 = 720 ADT PEAK TRAFFIC IN 1 HR (10% OF TOTAL DAILY TRAFFIC): 720 X .1 = 72.0 TRAFFIC GENERATED PER DEVELOPMENT EXIT/ENTRANCE: NORTH DEVELOPMENT EXIT/ENTRANCE: 720/2 = 360 TRIPS 360/2 = 180 TRIPS NORTH ON MUDDY STRING ROAD (PEAK TRAFFIC IN 1 HR = 18 TRIPS) 360/2 = 180 TRIPS SOUTH ON MUDDY STRING ROAD (PEAK TRAFFIC IN 1 HR = 18 TRIPS) SOUTH DEVELOPMENT EXIT/ENTRANCE: 720/2 = 360 TRIPS: 360/2 = 180 TRIPS NORTH ON MUDDY STRING ROAD (PEAK TRAFFIC IN 1 HR = 18 TRIPS) 360/2 = 180 TRIPS SOUTH ON MUDDY STRING ROAD (PEAK TRAFFIC IN 1 HR = 18 TRIPS) CITY ROUTE NAME NUMBER BMP EMP TOTAL CRITICAL SEVERE DAMAGE INJURED FATALRURAL LINCOLN ML7450B CLARK LN | CR 115 115 1 2 10 1 2 7 4 0RURAL LINCOLN ML7450B CLARK LN | CR 115 115 0 1 4 0 0 4 0 0RURAL LINCOLN ML7450B CLARK LN | CR 115 115 2 2.03 1 0 0 1 0 0RURAL LINCOLN ML7451B PRATER CANYON | CR 116 116 1 2 3 0 1 2 1 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 4 5 7 0 3 4 4 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 1 2 6 0 3 3 5 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 0 1 5 1 2 2 4 1RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 2 3 4 0 1 3 2 0STAR VALLEY ML7452B MUDDY STRING | CR 117 117 5 5.6 2 0 0 2 0 0RURAL LINCOLN ML7452B MUDDY STRING | CR 117 117 3 4 1 0 0 1 0 0RURAL LINCOLN ML7453B CEDAR CREEK | CR 118 118 0 1 9 0 2 7 2 0STAR VALLEY ML7453B CEDAR CREEK | CR 118 118 1 2 5 0 2 3 3 0RURAL LINCOLN ML7454B PERKINS | CR 119 119 1 2 5 0 0 5 0 0RURAL LINCOLN ML7454B PERKINS | CR 119 119 0 1 2 0 0 2 0 0RURAL LINCOLN ML7455B LOST CREEK | CR 120 120 0 1 1 0 1 0 1 0Lincoln County High Risk Rural Roads Crash Report COUNTY: Lincoln FROM: 2011 To: 2020 122 117HWY 89120 THAYNEVICINITY MAP: NTS PROJECT LOCATION: EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED LOT 37 4.35 ACRES LOT 38 4.50 ACRES 1124.40' 559.82' 30.00' 1,684.55'1276.55'EXISTING 20' IRRIGATION EASEMENT EXISTING PROPERTY LINE PROPOSED PROPERTY LINE EXISTING ROW PROPOSED 60' UTILITY AND ROAD EASEMENT PROPOSED 60' UTILITY AND ROAD EASEMENT LOT 1 1.50 ACRES EXISTING 60' ROAD EASEMENT60'-0"20'-0"LOT 2 1.05 ACRES LOT 3 1.05 ACRES LOT 4 1.05 ACRES LOT 5 1.05 ACRES LOT 6 1.05 ACRES LOT 10 1.52 ACRES LOT 11 1.05 ACRES LOT 12 1.05 ACRES LOT 13 1.05 ACRES LOT 14 1.05 ACRES 1284.49'MUDDY STRING ROAD 117PROPOSED 60' ACCESS EASEMENT LOT 7 1.05 ACRES LOT 8 1.05 ACRES LOT 15 1.05 ACRES LOT 16 1.05 ACRES LOT 19 1.11 ACRES LOT 20 1.01 ACRES LOT 21 1.03 ACRES LOT 22 1.05 ACRES LOT 23 1.05 ACRES LOT 28 1.58 ACRES LOT 30 1.01 ACRES LOT 31 1.01 ACRES LOT 32 1.01 ACRES LOT 33 1.01 ACRES LOT 34 1.01 ACRES LOT 24 1.05ACRES LOT 25 1.05 ACRES LOT 35 1.01 ACRES LOT 36 1.01 ACRES 60'60' PAVED ROAD 2-WAY PAVED ROAD 2-WAY 500' EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED R 6 0'-0" R 6 0 '-0 "PAVED ACCESS STONE CREEK LANE (PRIVATE) 30'30' MONUMENT SIGNAGE PER COUNTY LANDUSE REGULATIONS MONUMENT SIGNAGE PER COUNTY LANDUSE REGULATIONS DRIVEWAY PARK 1.52 ACRES PEDESTRIAN PATHWAY PEDESTRIAN PATHWAY EXISTING PROPERTY LINE PROPOSED 60' UTILITY AND ROAD EASEMENT R 100'-0"R 60'-0"60'R 100'-0"LOT 9 1.03 ACRES LOT 17 1.05 ACRES LOT 18 1.04 ACRES LOT 26 1.05 ACRES LOT 27 1.06 ACRES LOT 29 1.12 ACRES 190.6' 194.2'357.8'REVISIONS 051015202530 051015202530 A F K P U A F K P U 4/14/2023 1:21:37 PM PROPOSED USE SP105MASTER PLAN: STAR VALLEY SPRINGSMUDDY STRING RD & LOST CREEK RD4.14.2023 CHECKED BY | BENNETT © 2023 | ALL RIGHTS RESERVEDLINCOLN COUNTY, WYDRAWN BY | BENNETT | AAS # STAR VALLEY SPRINGS SUBDIVISION | 1" = 80'-0"SP105 1 PROPOSED USE - TRUE NORTH NORTH NORTH COMMERCIAL: MULTI FAMILY/ TWO-FOUR UNITS: TOTAL AREA: +/- 49.56 ACRES LEGEND & NOTES PARK / OPEN SPACE: APPROX 6.91 ACRES NOTES 1. ZONING MAP AMENDMENT REQUIRED 2. CONDITIONAL USE PERMIT REQUIRED 3. GROSS ACREAGE PROVIDED APPROX 41.4 ACRES 1.52 ACRES LAND USE TABLE PROPOSED USE LOT NO. COMMERCIAL 1,10,19,28 MIXED USE / TWO TO FOUR UNITS 2 - 9, 11 - 18, 20 - 27, 29 - 36 PARK / OPEN SPACE ROAD AGREEMENT , 37, 38 Emmet Mavy Lot 3, White Tail MeadowsSecond Filing 1.05 acres 1.05 acres 1.05 acres 185.01'185.01'140.71'140.56'140.42'1276.55'358.06' 4.58 acres557.49'324.98'557.50'357.94' 1.52 acres 1.05 acres 141.81'140.75' 138.59'140.75'324.97'1.05 acres 140.75' 140.75'324.97'324.97'1.05 acres 140.56'140.71'137.20'325.00'325.00'325.00'1.05 acres1.05 acres1.04 acres534.05'357.76' 357.90' 4.40 acres 325.02'325.00'1.06 acres 143.63'325.00'325.00'140.56'140.71' 144.43'144.78' 1.05 acres 1.05 acres 144.79' 1.01 acres304.06'305.01'146.65' 1.01 acres 306.91'305.96'144.43' 1.01 acres 1.05 acres 1.05 acres 140.75'140.75' 140.75' 1.05 acres 140.75' 140.75'140.75'324.97'324.97'1.05 acres 140.75'324.97'324.97'1.05 acres 140.56'140.56'140.56'140.56' 140.56' 149.10'140.56'140.56'140.56'325.00'325.00'325.00'325.00'1.05 acres1.05 acres1.05 acres 140.75'202.68'324.98'324.97'1.50 acres 140.75'199.46' 205.19'140.56' 201.97'140.56' 175.73'158.27'325.00'1.52 acres 325.02'158.27' 136.37' 136.37' 1.12 acres 1.01 acres325.00'325.00'140.56'140.56'140.56' 143.40'143.72'144.07' 1.05 acres1.05 acres 278.00'325.00'1.03 acres 1.01 acres308.81'307.86'143.72'144.08' 1.01 acres1.01 acres 310.32'356.24'131.72' 1.01 acres 278.01'278.00'172.97' 194.88' 1.11 acres 1.58 acres 356.33'191.35'356.47'1.05 acres Karson & Kaitlyn Wilde Unplatted Richard Z & Stacey M Clyde Lot 2, White Tail Meadows XL Storage, LLC Lot 4, White Tail MeadowsSecond Filing Tell Degarmo et alUnplatted Adam & JenniferStembridge Unplatted 0 50 100 150 200 SCALE IN FEET Jeremie M Moore Lot 1 Oz Date: April 9, 2023 Job No. 22-126 906 Main StreetEvanston, WY 82930(307) 789-4545 Prepared by: Star Valley Springs Subdivision Owners: Star Valley Springs, LLCP.O. Box 2911 Alpine, WY 83128 Dino & Noelle Cosma 5400 Telephone RoadSanta Maria, CA 93455 All of the To the Moon Subdivision Together With Unplatted LandsLocated in theS1/2 SE1/4 of Section 12 T34N, R119W, 6th P.M. Lincoln County, Wyoming Advance Platof the Location Map Proposed McNinch Subdivision Scale: 1" = 1500' Lost Creek Road(C.R. 12-120)Perkins/Extension (C.R. 12-119)Muddy Spring Road (C.R. 12-117)R 1 1 9 W To the MoonSubdivision Little PineFifth Filing Hebdon Homestead Hebdon Homestead Perkins/Extension (C.R. 12-119)T3 4N 12 1.05 acres 1.05 acres1.05 acres 140.56' 140.75' 144.07' Lot 35 Lot 34 Lot 33 1.01 acres 1.01 acres Existing gravel/dirt road 140.75'140.75' Scott A & Carolyn TitensorUnplatted Proposed Paved 2-Way Road 140.56' 140.56' 140.75' Lot 24 Lot 15 Lot 6 324.98'6025358.06'325.02'Lot 38 60351.05 acres 6030138.59'140.75'140.75'140.75' Lot 9 Lot 8 Lot 7 1684.55' 1.05 acres1.05 acres 140.56'140.71' 140.75'141.81' 140.56' 140.75'140.75' 137.20' Lot 18 Lot 17 Lot 16 Lot 32 6030143.63' 144.78'6030Jill W RobinsonUnplatted 325.02'536.59'185.01143.63' Park Lot 27 Lot 36 1.01 acres6025Gordon C and Donna S White Unplatted 30'30'Proposed60' Access Easement Lot 37 1.05 acres 60406035Proposed Paved 2-Way Road Lot 26 Lot 25 144.07'144.43' 140.71' 144.78' 1.01 acres 1.01 acres 603530'30'140.56' Lot 36 Lot 35 Lot 34 Lot 31 Lot 3060401124.40' Jill W RobinsonUnplatted 60501.05 acres1.05 acres 6040140.75'140.75'140.75'140.75' Existing 20'IrrigationEasement Lot 5 Lot 4 Lot 3 Proposed60' Access and UtilityEasement 140.56' 140.75' 140.56' 140.75'30'30'140.56' 140.75' 140.56' 140.75'6045ProposedPedestrianPathway 175.56' 140.56' 1.05 acres6045Lot 14 Lot 13 Lot 12 Joshua A &Jennifer RakerUnplatted325.02'324.98'202.68'60556050140.75' Palisades Land & Home LLC Lot 5, Hesson Commercial Park Amended60'Proposed 60' RoadEasement Lot 2 Lot 1 201.97' 175.56'278.01'325.02'199.46' 140.56' 140.75'6055Muddy Spring Road205.19' Lot 11 Lot 10 1284.49'1.58 acres Lot 28 1.01 acres 143.36' 140.56' 158.37' 140.56' 143.72' 141.35' ProposedPedestrianPathway 158.78'136.37' 143.40' 140.56' Lot 23 Lot 22 Lot 21 Lot 20 143.36' 1.05 acres 356.24'1.05 acres 1.01 acres 1.58 acres Lot 32 Lot 31 Lot 30 Lot 29 Lot 2860506045Stone Creek Lane (Private)559.82' Proposed60' Accessand UtilityEasement 1.01 acres 1.01 acres 356.24'356.47'Jason & Tracy H WolfleyLot 3 Oz Second Filing356.47'278.01'172.97' Lot 33 Right-of-wayboundary County Road 12-117194.88' Lot 19 30' 6055 30' Proposed Star Valley Springs Subdivision 1235626422363132333435253029282712724202111231318171615148910BENCH NORTH ROAD BEDFORD TURNERVILLE ROAD MUDDY STRING ROADLINCOLN RD.19R118W THAYNE BEDFORD ROADR119W STRAWBERRY CREEK ROADT33NT34NBEDFORD CEMETERYLOST CREEK ROADwww.sunrise-eng.comAFTON, WYOMING 8311047 EAST 4TH AVENUETEL 307.885.8500 Z FAX 307.885.8501ENGINEERINGMAP OF BEDFORD WYOMINGWATER AND SEWER DISTRICTLEGENDDISTRICT BOUNDARY (REVISED 8-30-2019)DISTRICT BOUNDARY (REVISED 7-9-2020)CORNER #3*CORNER #4*CORNER #2**H.E.S. NO. 170BEDFORD WATER AND SEWER DISTRICT BOUNDARY(Revised 7-6-2018)Beginning at the Southwest corner of the SE 1/4 SE 1/4 of Section 12 T34N, R119W; thence Northalong the 40 acre line to the center of the Southeast Quarter of Section 12; thence East along the40 acre line 890.47 feet; thence S 00° 04' 43" W, 977.73 feet; thence N 89° 42' 49" E, 685.19 feet;thence N 00° 16' 53" E, 541.75 feet; thence N 00° 26' 56" W, 104.48 feet; thence N 00° 29' 56" W,268.38 feet; thence running along a curve to the left with a 50' radius and central angle of 65° 52'43' and an arc distance of 57.49 feet (with a bearing and distance of N 23° 50' 50' E, 50 feet, fromlast point to center of curve); thence N 00° 16' 27" E to 40 Acre Line; thence East along the 40 acreline to the center of the Southwest Quarter of Section 9, T34N, Rl18W; thence South along the 40acre line to the Southeast corner SW 1/4 SW 1/4 of Section 9; thence West along the section line tothe Southwest corner of Section 9; thence South along the section line to the Southwest corner ofSection 16; thence East along the section line to the Southeast corner of the SE 1/4 SW 1/4 ofSection 16; thence South along the 40 acre line 703 Feet; N89 50' 55" W, 1326.95 feet to thequarter section line; thence south along the 40 acre line to the center of the Northwest Quarter ofSection 21; thence East along the 40 acre line to the Southeast corner of the NE 1/4 NW 1/4 ofSection 21; thence South along the quarter section line to the Southeast corner of the NE 1/4 SW1/4 of Section 21; thence West along the 40 acre line to the center of the Southwest quarter ofSection 21; thence South along the 40 acre line to the center of the Northwest Quarter of Section28; thence West along the 40 acre line to the center of the Northeast Quarter of Section 29; thenceSouth along the 40 acre line to the quarter section line of Section 29; thence East along the quartersection line to the center of Section 27; thence South along the quarter section line to a point, saidpoint being corner #2 of said H.E.S. 170 and the Northwest corner of said H.E.S. 170; thence S 89°58' 25" E to the North line of H.E.S. 170, 1003.72 feet to a Brass Cap Monument found markingcorner #3 of said H.E.S.; thence S 00° 09' 03" W, along one of the East lines of said H.E.S., 924.41feet to a Brass Cap Monument found marking corner #4 of said H.E.S., thence S 89° 09' W along asouth line of said H.E.S., 526.02 feet to an iron pipe set for corner #5 of said H.E.S.; thencecontinuing S 89° 09' W, 472.09 feet to a point on the quarter section line of section 27; thencesouth along the quarter section line to the Southeast corner of the NE 1/4 NE 1/4 NW 1/4 of Section34; thence West along the 10 acre line to the center of the NW 1/4 NW 1/4 of Section 34; thenceSouth along the 10 acre line to the Southeast corner of the SW 1/4 NW 1/4 SW 1/4 of Section 34;thence West to the Southeast corner of the SW 1/4 NE 1/4 SE 1/4 of Section 33; thence North alongthe 10 acre line 1320 feet more or less to a point on the north line of the SE 1/4 of Section 33;thence west 1980 feet more or less to the center of Section 33; thence north along the 1/4 sectionline 1320 feet to the northwest corner of the SW 1/4 NE 1/4 of Section 33; thence East 660 feet,thence north 660 feet; thence West along the 10 acre line to the Southeast corner of the NE 1/4 NE1/4 NW 1/4 of Section 33; thence South along the quarter section line to the Southeast corner of NE1/4 NW 1/4 of Section 33; thence West along the 40 acre line to the center of the NW 1/4 ofSection 33; thence South along the 40 acre line to the Northeast corner of the SE 1/4 SW 1/4 SW1/4 of Section 33; thence East along the 10 acre line to the Southwest corner of the NW 1/4 SE 1/4SE 1/4 of Section 33; thence South along the 40 acre line to the South section line of Section 33;thence West along the section line to the Northwest corner of the NW 1/4 NW 1/4 NE 1/4 ofSection 4; thence South 20.33 chains along the quarter section line; thence East 200 feet; thenceSouth 400 feet; thence N 89 55'E, 790 feet; thence North 17 rods; thence N 89 55' E 25 chains;thence North along the section line to the Southwest corner of the NW 1/4 NW 1/4 of Section 3;thence East along the 40 acre line to the center of the NW 1/4 of Section 3; thence North along the40 acre line to the North boundary of Section 3; thence East along the section line to the North 1/4corner of Section 3; thence South along the quarter section line to a point N 00° 22' 01" W, 326.74feet from the center of Section 3; thence N 89° 26' 20" E, 133.06 feet; thence S 21° 31' E, 327.68feet to a point on the quarter section line of Section 3; thence east along the quarter section line tothe Northwest corner of NE 1/4 SE 1/4 of Section 3; thence south along the 40 acre line to thecenter of the SE 1/4 of Section 3; thence West along the 40 acre line to the center of the SW 1/4 ofSection 3; thence North along the 40 acre line to the quarter section line of Section 3; thence Westalong the quarter section line to the West quarter corner of Section 3; thence South along thesection line to the Southeast corner of the NE 1/4 NE 1/4 SE 1/4 of Section 4; thence West along the10 acre line 862.42 feet, thence southwesterly S 0°17' 03" W 120.73 feet; and S 27°55' 46" W368.16 feet to a point in the centerline of County Road 12-123 Right-of-Way, thence along thecenterline of said Right-of-Way N 61°49' 43" W 340.25 feet to the beginning of a 572.96 feet radiuscurve to the right, along said curve through an arc distance of 404.60 feet, said curve having a cordof N 41°35' 53" W 396.25 feet, to a point on the South line of the NW 14 NW 14 SE 14 of Section 4,thence West along the 10 acre line to the Southwest corner of the NE 1/4 NE 1/4 SW 1/4 of Section4; thence North along the 10 acre line to the Southwest corner of the NE 1/4 NE 1/4 NW 1/4 ofSection 4; thence West along the 10 acre line to the Southwest corner of the NE 1/4 NW 1/4 NW1/4 of Section 4; thence South along the 10 acre line to the Southeast corner of the NW 1/4 SW 1/4NW 1/4 of Section 4; thence West along the 10 acre line to the Southwest corner of the NE 1/4 SE1/4 NE 1/4 of Section 5; thence North along the 40 acre line to the North section line of Section 5;thence West along the section line to the Southwest corner SE 1/4 SE 1/4 of Section 32; thenceNorth along the 40 acre line to the Southeast corner NE 1/4 NW 1/4 NE 1/4 of Section 32; thenceWest along 10 acre line to the Northeast corner of the SW 1/4 NE 1/4 NW 1/4 of Section 32; thenceNorth along the 10 acre line to the North section line of Section 32; thence West along the sectionline to the Northeast corner of Section 31; thence South 300 feet; thence West 1320 feet to the 40acre line; thence North along the 40 acre line to the center of the Southeast Quarter of Section 30;thence East along the 40 acre line to the quarter section line of Section 29; thence North along thequarter section line to the Northwest corner of the SW 1/4 NE 1/4 of Section 29; thence West alongthe 40 acre line to the center of the Northeast Quarter of Section 30; thence North along the 40acre line to the center of the Northeast Quarter of Section 19; thence East along the 40 acre line tothe center of the Northwest Quarter of Section 20; thence South along the 40 acre line to thecenter of the Southwest Quarter of Section 20; thence East along the 40 acre line to the center ofthe Southeast Quarter of Section 20; thence North along the 40 acre line to the center of theNortheast Quarter of Section 17; thence West along the 40 acre line to the quarter section line;thence North along the quarter section line to the Southeast corner NE 1/4 NE 1/4 NW 1/4 ofSection 17; thence West along the 10 acre line to the Southwest corner NE1/4 NE 1/4 NW 1/4 ofSection 18; thence North along the 10 acre line to the North section line of Section 18; thence Westalong the North section line of Section 18 to a point being 30 rods East of the Northwest corner ofthe NE 1/4 NW 1/4 of Section 18; thence South 16 rods; thence West 30 rods; thence south alongthe 40 acre line to the center of the Northwest Quarter of Section 18; thence West along the 40acre line to the center of the Northeast Quarter of Section 13; thence North along the 40 acre lineto the Point of Beginning.Along with the following described parcels to wit:Lots 18 and 55 of the Bridger Forest Ranches Subdivision, Section 27, T34N, R118W, 6th p.m.,Lincoln County, Wyoming, the official plat of said subdivision, as amended, being on file with theLincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point N89° 44' 30" E, 1318.47 feet, and S0° 22' 04" E, 562.99 feet from theNorth 1/4 comer of Section 24, T34N, R118W 6th P.M. , which point is the Northwest cornerof Lot 18 of the Bridger Forest Ranches Subdivision; And running thence East 487.11 feet;Thence S 28° E 150 feet to the Northwest Corner of Lot 55 of the said Bridge Front Ranches;Thence N 73° E 430.57 feet;Thence S 0°12' 18" E 325.85 feet;Thence West 416.82 feet;Thence S 1° 7' W, 97.61 feet to the Southeast comer of said Lot 18;Thence West 527.94 feet;Thence N 0° 22' 04" W, 436.63 feet to the point of beginning.ANDLots 16, 17, and 25 of the Bridger Forest Ranches Subdivision, Section 27, T34N, R118W, 6th p.m.,Lincoln County, Wyoming, the official plat of said subdivision, as amended, being on file with theLincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point N89° 44' 30" E, 1318.47 feet, and S0° 22' 04" E, 1209.04 feet fromthe North 1/4 corner of Section 24, T34N, R118W 6th P.M. , which point is the Northwestcorner of Lot 17 of the Bridger Forest Ranches Subdivision; And running thence East 523.37feet;Thence N 1° 7' E, 43.93 feet to the northwest corner of Lot 25; Thence East 269.38 feet;Thence S 10° E, 371.35 feet;Thence West 350.0 feet to the southwest corner of said Lot 25; Thence S 12° 18' W, 290.0feet;Thence S 8° 48' E, 86.47 feet;Thence West 462.17 feet;Thence N 0° 22' 04" W 665.17 feet to the point of beginning.ANDLot 29 and the east 318 feet of Lot 51 of the Bridger Forest Ranches Subdivision, Section 27, T34N,R118W, 6th p.m., Lincoln County, Wyoming, the official plat of said subdivision, as amended, beingon file with the Lincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point S 0° 27' 13" E, 2707.70 feet from the North 1/4 corner of Section 24,T34N, R118W 6th P.M. , which point is the southeast corner of Lot 29 of the Bridger ForestRanches Subdivision;Thence N80° W, 751.43 feet;Thence N 10° 48' W, 250.0 feet;Thence East 465.88 feet;Thence N 0° 27' 13" W, 273.57 feet;Thence East 318 feet;Thence S 0° 27' 13" E, 665.64 feet to the point of beginning.ANDLots 1& 2 of the Fertile Acres subdivision, Section 3, T33N, R118W, 6th p.m., Lincoln County,Wyoming more particularly described to wit:Commencing at a point S_88° 11' 36" E, 669.29 feet, and South 306.305 feet, and East 30.0feet from the West 1/4 Comer of Section 3, T33N, R118W, 6th P.M., which point is theSouthwest Comer of Lot 1 of the Fertile Acres Subdivision as recorded in the office of theLincoln county Recorder as Plat #274;And running thence East 399.900 feet to the Southeast Corner of Lot 2 of said Fertile AcresSubdivision; Thence North 264.623 feet to the Northeast corner of said Lot 2;Thence N 88° 11' 36" W, 319.429 feet;Thence along a curve to the left having a radius of 20 feet, 32.05 feet; Thence South 242.7 feetmore or less to the point of beginning.ANDThe South 150 feet of the East 150 feet of the SW 1/4 of Section 32, T34N, R118W, 6th p.m.,Lincoln, WyomingANDThe North 230 feet of the West 150 feet of the NW 1/4 SW 1/4 Section 3, T33N, R118W, 6th p.m.,Lincoln County,Wyoming.ANDLot 25 of the Suter's Canyon Subdivision Phase Two Second Filing within the NE ¼ N1/2 SE ¼ GLOLot 1 and GLO Lot 2 of Section 3, T33N,R118W, 6th p.m., Lincoln County, Wyoming more particularly described to wit:BEGINNING at a point N 0° 22' 0l"W, 326.74 feet from the center of said Section 3; Thence N0° 22' 01" W, 300.42 feet;Thence S 89° 41' 37" E, 720.63 feet;Thence N 69° 46' 09" E, 30.0 feet;Thence S 20° 13' 51" E, 88.05 feet;Thence 205.62 feet along a 120 foot radius curve having a chord bearing of S 28°51' 26" W;Thence 50.90 feet along a 120 foot radius curve having a chord bearing of S 65° 47' 35" W;Thence S 53° 38' 28" W, 154.01 feet;Thence S 64° 32' 26" W, 111.34 feet;Thence 121.52 feet along a 330 foot radius curve having a chord bearing of S 53°59' 29” W;Thence S 43° 26' 33" W, 81.81 feet;Thence S 42° 27' 57" W, 83.82 feet;Thence S 61° 32' 42" W, 83.30 feet;Thence N 0° 21' 31"W, 327.68 feet;Thence S 89° 26' 20" W, 133.06 feet more or less to the POINT OF BEGINNINGANDTwo lots within Section 19, T34N, R118W, 6th p.m., Lincoln County, Wyoming more particularlydescribed to wit:Commencing at the Southwest Corner of the ¼ SW ¼ SE¼ NW of Section 19, T34N, R118W, 6thP.M., which point is the Southwest Corner of Open Space Lot (Future Development) of the All StarSubdivision Second Filing as recorded in the office of the Lincoln County Recorder as the ALL STARSUBDIVISION SECOND FILING, receiving #947936 on 6/23/2009;And running thence N 89° 56' 41" W, 573.10 feet;Thence N 03°19' 00" E, 281.39 feet;Thence N 89° 56' 41" W, 341.69 feet;Thence S 00° 00' 00" E, 107.39 feet;Thence N 89° 56' 41" W, 137.31 feet;Thence S 00° 00' 00" E, 24.00 feet;Thence N 89° 56' 41" W, 225.00feet;Thence N 00° 00' 00" E, 702.00 feet;Thence N 90° 00' 00" E, 120.00 feet;Thence N 00° 00' 00" E, 363.00feet;Thence N 90° 00' 00" W, 120.00 feet;Thence N 00° 00' 00" E, 108.58 feet;Thence N 89° 40' 23" E, 1400.34 feet;Thence S 00° 17' 03" W, 322.27 feet;Thence S 89° 41' 00" W, 119.64 feet;Thence S 00° 07' 42" W, 1009.87 feet more or less to the point of beginning.ANDOne lot within section 18, township 34 North range 118 West of the 6th P.M. Lincoln countyWyoming more particularly described to wit: Beginning at the P.K. nail marking the Marlowe AScherbel PLS 5368, 1990 location for the Northwest Comer of said North Half of the SouthwestQuarter of the Northwest Quarter (Nl/16 Sl3, Rl19W-S18, Rl 18W); Thence North 89°56'32" East,along the North line of said Southwest Quarter of the Northwest Quarter 1300.04 feet to the BLMtype Monument marking the Marlowe A. Scherbel PLS 5368, 1990 location for the NorthwestComer of the West Half of the Southeast Quarter of the Northwest Quarter (NWI/16 S18); ThenceNorth 89°56'32 " East, along the North line of said West Half of the Southeast Quarter of theNorthwest Quarter, 657.17 feet to the BLM type Monument marking the Marlowe A. Scherbel PLS5368, 1990 location for the Northeast Comer of said West Half of the Southeast Quarter of theNorthwest Quarter; Thence South 0°50' 57" West, along the East line of said West Half of theSoutheast Quarter of the Northwest Quarter, 66I.34 feet to the midpoint of said East line; ThenceSouth 89°56'44" West 1486.66 feet; Thence North 0°28'07" East 171.56 feet to a portion of anEast-West fence; Thence Westerly along said fence and its Westerly prolongation the following:South 87°24'04 " West 232.06 feet; North 0°24'57" East, 30.94 feet; South 87°22' 51" West 90.77feet; South 1°59'55" East, 12.88 feet; and South 84°17' 22" West, 145.13 feet to a point in the Westline of said North Half of the Southwest Quarter of the Northwest Quarter; Thence North 0°28'07"East, along said West line, 500.21 feet, to the Point of Beginning.ANDLots 12, 13, & 14 (4th filing) of Bear Creek Estates Subdivision more particularly described; the NE14,SE14, NE14, and the S12, NW14, SE14, NE14, Section 18, T34N, R118W.Note: Red text indicates the modification to the description on this revision.PROJECT LOCATION Star Valley Ranch 18 08 04 07 06 17 09 16 05 11 14 02 12 01 13 34N 119W 34N 118W ³±120³±117Starbuck Drive Commercial Park Lane Meadow Springs LaneFawn Lane KJ LaneStone Creek Lane TITENSOR,SAMUEL R & SHAWNA R TRUSTEES CLARK, NEIL L TRUSTEE WOLFLEY, JASON E & TRACYH TRUSTEES TITENSOR, SCOTT A & CAROLYN ELKHORN STORAGE,LLC J & J SPECIALIZEDLLC, ETAL J & J SPECIALIZEDLLC, ETAL TITENSOR, SCOTT A &CAROLYN RAKER, JOSHUA A &JENNIFER SMITH,ROGER K & LEORA L STEMBRIDGE, ADAM &JENNIFER PALISADESLAND & HOME LLCPALISADESLAND & HOME LLC KRAMER, VINCE A KRAMER,VINCE A J & J SPECIALIZED LLC, ETAL J & J SPECIALIZED LLC,ETAL J & J SPECIALIZED LLC,ETAL J & J SPECIALIZED LLC JULSON, COLE E & JANESSA C MOORE, JEREMIE M SMITH, ROGER K & LEORA L WOLFLEY, JASON E & TRACY H TRUSTEES WOLFLEY, JASON E & TRACYH TRUSTEESWOLFLEY, JASON E &TRACY H TRUSTEES WHITE, GORDON C & DONNA S TRUSTEES TITENSOR, SR & SR TRUSTEES MOUNTAINMEADOW, LLC TITENSOR, SCOTT A &CAROLYN ROBINSON,JILL W STAR VALLEY SPRINGS, LLC TITENSOR MEADOW, LLC WILDE, KARSON & KAITLYN XL STORAGE, LLC HARMAN, GEORGETTE A GODFREY, RICHARD M & K DIANE TRUSTEES DEGARMO,TELL ETAL FORESHADOW, LLC TITENSOR, JOHN N & MEGHANN TITENSOR, JOHN R CLYDE, RICHARD Z & STACEY M HUGHES, STEPHENW ETAL ROBINSON, JILL W ROBINSON, JILL W STAR VALLEYSPRINGS, LLC MAVY, EMMETT STAR VALLEY SPRINGS, LLC COSMA, DINO & NOELLE Maxar, Microsoft Rezone Application Projects US Highways WY Highways Township & Range Sections Municipalities Public Noticing 101 RZ 23 Star Valley Springs Star Valley Springs, LLC Prepared using available data by Katie Gipson, on 28 Mar. 2023. Map is for informational purposes only and in no way represents an official survey of land. Lincoln County WY Transportation Plan 2030 Design Year Roadway Network Improvements Aerial photography provided by the State of Wyoming.Road data provided by Lincoln County Wyoming.UUS89CR164CR116 CR123C R 1 2 6 CR121CR122 CR122CR126 WY239 CR117CR118 CR119 CR120 CR122CR114CR111 Ellis Lane V ista D riveThayne . Figure 2 - 30 Legend Roads County Road State Highway US Highway City Street Private Drive Proposed Roadways Existing Private toProposed County Road Northern Lincoln County, Wyoming - 1 Northern Lincoln County, Wyoming Northern Lincoln County, Wyoming - 2 Chapter 1 – Report Snapshot and Recommendations Overview of the Northern Lincoln County, Wyoming, Housing Needs Assessment This Assessment centers on the understanding of what households can afford for housing in Northern Lincoln County (N. Lincoln County), and explores where their needs are being met, and where there are gaps. It uses the definition that housing is affordable when monthly housing costs (rent or mortgage, plus utilities, insurance, and property taxes) is equal to no more than 30% of a household’s gross income (i.e., income before taxes). The housing bridge, illustrated above, presents a picture of what affordability in N. Lincoln County, for its residents and workforce should look like. The bridge portrays a spectrum of housing that is affordable and most likely to be sought out by households in different income groups. It indicates the percentage of households earning incomes in each area median income range and the type of housing likely to be needed at the different income levels. The bridge depicts what may be ideal for most communities – the availability of housing that is affordable to households at all income levels and provides options for changing life circumstances. It is from this perspective that the housing needs assessment was conducted. The housing bridge summarizes what you are about to read. It illustrates the mix of housing needed by residents making their living in the county and at which income level. It shows where the market is providing housing and Northern Lincoln County, Wyoming - 3 where it is not; and how much housing is needed to address current shortfalls and keep up with future job growth. More specifically: ▪ The rental housing market for residents and local employees searching for homes has gotten expensive for local wage earners. A three-person household earning about $70,000 per year coming to N. Lincoln County may find something that meets the definition of affordable on the market. ▪ Households making their living locally can find attached homes to buy (condominiums, townhomes, etc.) for around $440,000 (150% AMI). Market rate single family homes are now mostly over $600,000 (200% AMI). This is a big shift from just two years ago when three-fourths of homes were priced under $500,000. ▪ To address the amount of housing needed to catch up to current shortfalls and keep up with future job growth, about 60% of the approximately 970 to 1,275 homes needed by 2027 in N. Lincoln County will need to be priced below market. This will require local policies, subsidies, and creative partnerships with local organizations, employers, and the private sector to produce. Recommendations The Path Forward There is good momentum and foundation for addressing housing needs in the Teton Region. And continued momentum is needed to help address the gap of up to 1,275 homes. The magnitude of the issue requires a robust and regional response from all sectors of the community (public, private, non- profit) working collaboratively to engage community support and accelerate housing solutions. Recommendations The below recommendations can be revised, expanded, and made more actionable through community conversations and policy direction by elected and appointed officials. Regional Nature of Housing The demand for homes in N. Lincoln County from local residents and employees, as well as workers in Teton County, Wyoming, is extensive and will continue. This means that, the extent to which each county in the Teton Region addresses their housing needs will affect housing needs in other communities in the Region. It is important to maintain a regional dialogue about the problem, recognize the local and regional implications of housing polices, and work together on solutions and policies that carry benefits and impacts across jurisdictions. Develop a Housing Plan and Build Capacity Develop a plan for expanding local resident and employee housing opportunities. Establish shared housing goals and objectives, inventory existing organizations and resources, build support and leadership through community outreach and education, and establish a prioritized plan of tasks to undertake. Several considerations are listed below. Northern Lincoln County, Wyoming - 4 ▪ Establish an effective housing deed restriction to ensure homes that are produced, particularly with public land or subsidies, are occupied by local residents and employees. This includes local occupancy, employment, income and/or price appreciation limits. Several examples exist from the other counties in the Teton Region; learn from their experience. ▪ Build capacity to implement and manage the housing plan. Establish a housing authority or organization to take the lead on housing projects and programs by providing the time and expertise needed to plan, design, and implement identified strategies, as well as manage the housing that is produced. Housing created for local resident occupancy and long term affordability need to be actively monitored or they will be lost. Increase the Diversity of Housing The vast majority of housing in N. Lincoln County are single family homes. Increasing the diversity of housing types will support greater affordability and mobility in the market. ▪ Build rental housing. More rentals are needed. Provide stable rental housing in the community, meaning apartments that cannot be short-term rented. Low Income Housing Tax Credits (LIHTC) are a good source of financing for private developers, public agencies or public/private partnerships and will provide rentals affordable for households earning under 80% AMI; the core need in the county. ▪ Zone for multi-family. Ensure multi-family development is permitted in or near town centers and where services are available. This includes townhomes, multi-plexes, and higher densities for condominiums and apartments. ▪ Incentivize development of housing for residents. Provide development concessions for developers that restrict all or a portion of their development for occupancy by local residents and employees. This includes effective density bonus provisions (e.g., Teton County, Wyoming, 2-for-1 program); fee waivers or deferrals; lot setback, height, and design variances; parking reductions. ▪ Work with Habitat for Humanity of the Greater Teton Area to expand homeownership opportunities for lower income residents. Habitat’s work in Teton County could potentially be expedited by efforts to engage the community and organize contributions of volunteer labor. ▪ Allow Accessory Residential Units in all or most zones. Provide incentives for units that owners agree to restrict for rental to local residents and employees, such as tap fee waivers and pre- approved designs. ▪ Protect and improve mobile home opportunities. ▪ Align infrastructure investments to support and facilitate affordable housing. Access federal funds and state passthroughs as infrastructure recovery funds become available. This includes American Rescue Plan Funds (ARPA) and Infrastructure and Jobs Act funding. ▪ Improve senior housing opportunities. Smaller, lower maintenance homes near town services, patio homes and attached product. Pair with targeted research to determine number, locations, unit types and service needs. Identify Land and Partnership Opportunities Inventory public, institutional, and private lands suitable for housing development. Explore partnership opportunities to develop needed resident and employee housing – rentals and ownership. Using a Northern Lincoln County, Wyoming - 5 RFP/RFQ process for locating experienced developers of LIHTC or affordable deed restricted ownership product is recommended. Funding The most successful housing programs have a layer of funding strategies, including revenue from housing rents and sales, transaction fees, local government sources, grants, loans, philanthropy, among others. Specific considerations include: ▪ Traditional state and federal resources - CDBG, HOME, USDA/Rural Development, Section 8. ▪ Low income housing tax credits (LIHTC) for rental development. ▪ American Rescue Plan Funds (ARPA) and Infrastructure and Jobs Act funding can be leveraged to help produce needed housing. ▪ Local funding options. Utilize funding structures already in place and explore expanded options, such as transient occupancy tax, excise and sales taxes, local general fund, development mitigation fees, private donations/philanthropy. ▪ Take advantage of Wyoming housing resources, such as Wyoming Community Development Authority and Wyoming Housing Network. These organizations offer guidance on establishing and funding housing programs. Housing Programs Establish programs that help local residents get into existing homes, keep their homes, and conduct needed renovations and repairs. Federal and state grants and loans – CDBG, HOME, USDA/Rural Development, Section 8 – are options to help finance programs. Funds are limited to households earning under 80% AMI. Examples include: ▪ Down payment assistance to help renters purchase and compete for homes; ▪ Rent, deposit, and utility assistance to help renters get into and retain rentals as costs rise; and ▪ Low interest home rehabilitation loans and grants to help current owners repair older homes or modify homes to meet growing family needs. Transportation Investment ▪ Commuting and location preference data indicate that a significant share of the population will continue to commute to Teton County, WY for work. Locating development near transit stops and increasing transit frequency/duration will provide commute options for residents and help reduce the impact that commute costs have on housing affordability. ▪ Engage leaders and stakeholders locally and regionally to help mitigate impacts associated with a commuting workforce. Improve funding for a more robust regional public transit system. Northern Lincoln County, Wyoming - 6 Chapter 2 – Community Demographics This chapter describes a few key characteristics of the people and households in N. Lincoln County, including growth over time, age, ethnicity, the mix of owner and renter households, and household income. These metrics provide a picture of community change over time and informs the size, type, and tenure mix of housing needed. Population and Households The population of N. Lincoln County, WY, increased by about 2,200 residents from 2010 to 2020 and almost 1,000 households. This amounts to a population increase of 1.7% per year on average, which is much higher than that of Wyoming (0.2%) over the same time period. 2010 2020 % growth (2010 to 2020) Population 12,578 14,817 18% Sources: 2010 Census, 2020 Census Age The median age of N. Lincoln County residents increased from 38 to 40 years of age since 2011. This is mostly due to a modest increase in persons over 65, rather than any significant change in younger age groups. The core workforce age 18 to 64 has changed very little since 2011. And persons under 18 shows little change, indicating that families are relatively stable. Population Distribution by Age: 2011 to 2019 Sources: 2011 and 2019 5-year ACS 7% 22% 6% 24% 28% 13% 6% 21% 6% 23% 27% 16% 0% 5% 10% 15% 20% 25% 30% Under 5 5 to 17 18 to 24 25 to 44 45 to 64 Over 64 2011 ACS 2019 ACS Northern Lincoln County, Wyoming - 7 Ethnicity The racial and ethnic composition of N. Lincoln County has changed little in the last decade based on census information. The number of people who identify as Hispanic or Latino showed the largest increase in the county, growing by 71% to about 750 persons. This still represents a comparatively low 5% of the population. This demographic comprises a much higher percentage of the population in Teton County, Idaho (14%), and Teton County, Wyoming (17%). As discussed in other sections of this report, Hispanic/Latino households have generally had a more difficult time locating suitable housing in the county than other households. On average, these households tend to be lower income and have larger households, contributing to their housing challenges.57 Hispanic or Latino Population: 2010 to 2020 2010 2020 % change in population (2010 to 2020) Hispanic or Latino 3.5% 5.0% 71% Sources: 2010 Census, 2020 Census Tenure (own or rent) Owner-occupancy of homes in N. Lincoln County has been about 82% since 2000. This is a higher ownership rate than the other Teton Region counties. Homeownership helps build stability, security, and satisfaction among residents making their living in the region.58 The majority of households that commute into Teton County, Wyoming, for work from Lincoln County also own their homes (72%), supporting the long observed trend that when employees desire to purchase, they look to nearby lower-cost markets to do so. Percent of Resident-Occupied Households by Tenure: 2011 - 2019 Ownership Rental 2010 2019 2010 2019 N. Lincoln County, WY 80% 82% 20% 18% Source: 2010 Census, 2019 5-Year ACS Unit Type The 2021 employee/household survey asked respondents what type of home they occupy. About 85% of respondents from N. Lincoln County have least one person in their home that commutes into Teton County, Wyoming, for work. This information, therefore, provides insight into the extent to which commuters may compete with other residents for different types of homes. 57 See Regional Overview – Housing Problems for more information 58 See Regional Overview – Housing Problems for more information Northern Lincoln County, Wyoming - 8 ▪ Overall, 78% of all households and 51% of renters live in single-family homes or cabins. About one-third of renters also reside in attached homes (e.g., apartments, townhomes/multi-plexes or condominiums). ▪ About 2% of respondents indicated they are currently not permanently housed, but rather couch surfing, camping, or living in a vehicle. ▪ Basement, shop, and cabin (no foundation) were among “other” types of units occupied by respondents. Type of Housing Occupied by Tenure: N. Lincoln County, 2021 Own Rent Total Apartment or condominium 2% 18% 6% Townhome/multi-plex 6% 15% 8% Single-family house/Cabin 89% 51% 78% Mobile home 3% 5% 3% Accessory dwelling/in-law/caretaker unit 0% 1% 0% Motel/Hotel or Dormitory housing 0% 1% 0% Not permanently housed (couch surfing, car, tent, etc.) 1% 4% 2% Other* 1% 4% 2% TOTAL 100% 100% 100% Source: 2021 employee/household survey Household Size The distribution of households by number of people per household by tenure helps to illustrate the size of homes needed by residents. The 2019 ACS estimates that there are about 2.9 persons per home on average in N. Lincoln County, which has remained fairly stable since 2011. Average Household Size: 2011 to 2019 2011 ACS 2019 ACS Total households 2.9 2.9 Own 2.9 2.9 Rent 2.7 2.8 Sources: 2011 and 2019 5-year ACS The recent fast rise in the cost of home both for rent and for sale and extremely short supply has forced many households to double-up or move in with family, if they have been able to stay in the area. 59 While these emergency housing measures have likely impacted the size of homes in the near term, when considering housing for local residents moving forward, household sizes prior to COVID are a better reflection of needs. 59 See Regional Overview and Chapter 5 – Housing Market Northern Lincoln County, Wyoming - 9 The below chart reports the pre-COVID household size distribution, showing that: ▪ Renters are primarily 1-person (40%) households. ▪ Owners are also predominately 2-person (39%) and 4-or-more-person (31%) households. About one-third of households in the county are families with children, which is reflective of the high proportion of larger owners households.60 Household Distribution by Size and Tenure: 2019 Sources: 2019 5-year ACS Household Income The median family income reported by the U.S. Department of Housing and Urban Development (HUD) for a family of four increased from $76,100 in 2015 to $83,000 in 2021, an increase of 1.5% per year on average. Median Family Income for N. Lincoln County, WY, 2021 Persons per Household 50% AMI 80% AMI 100% AMI 120% AMI 1 $29,050 $46,500 $58,100 $69,720 2 $33,200 $53,150 $66,400 $79,680 3 $37,350 $59,800 $74,700 $89,640 4 $41,500 $66,400 $83,000 $99,600 5 $44,850 $71,750 $89,700 $107,640 6 $48,150 $77,050 $96,300 $115,560 Source: HUD 60 See Regional Overview 22% 39% 9% 31% 40% 20% 19% 21% 0%5%10%15%20%25%30%35%40%45% 1-person household 2-person household 3-person household 4+ person household Rent Own Northern Lincoln County, Wyoming - 10 An understanding of how much households earn across the income spectrum is important in informing the availability and need for housing that N. Lincoln County residents and employees can afford. The table below equates the median income of households in N. Lincoln County to the equivalent AMI level for a 3-person household, which is the average size of households in the county. There are clear distinctions between owners and renters in terms of income. ▪ Well over half of renters (61%) earn below 80% AMI. ▪ Owners are relatively evenly distributed among the below categories. About 23% earn between 80% and 120% AMI, which are typical income ranges for first time homebuyers. Lincoln County, Wyoming, Household Distribution by AMI: 2021 3-person AMI Own Rent Total <50% $37,350 16% 38% 20% 50 - 80% $59,800 16% 23% 17% 80% - 100% $74,700 13% 9% 12% 100% - 120% $89,640 10% 3% 8% 120% - 150% $112,050 13% 6% 12% 150% - 200% $149,400 13% 9% 13% 200% - 300% $224,100 11% 5% 10% >300% >$224,100 7% 6% 7% Total % 100% 100% 100% 100% Total # - 4,720 1,030 5,750 Note: percentages may add to other than 100% due to rounding Source: HUD, Blue Ribbon Demographics, LLC, consultant team Northern Lincoln County, Wyoming - 11 Chapter 3 – Jobs, Seasonality and Commuting Jobs Estimates and Projections There are about 7,400 jobs in N. Lincoln County, comprising about 66% of jobs in the county overall. Growth of jobs in N. Lincoln County has been stronger than the southern part of the county, rising 3.7% per year on average since 2001, whereas jobs in the south declined slightly. The growth rate in the county as a whole was only 1.9%. Job Estimates and Projections, N. Lincoln County, WY: 2010 to 202761 Annual Growth Rate 2010 2015 2021 (est.) 2027 2011-2019 2021-2027 N. Lincoln County, WY 4,963 5,899 7,407 9,196 4.2% 3.7% Source: QCEW, BEA, LEHD, Consultant Team Jobs in N. Lincoln County were growing rapidly since 2011 (the low point of the prior recession) through 2019, at just over 4% per year. The Covid pandemic introduced a short-term drop in the number of jobs in 2020, but jobs more than recovered by the end of that year. Jobs through the first six months of 2021 increased 6% compared to the same period in 2019. Looking forward, job growth is expected to continue to be strong.62 Job Estimates: 2002 to 2021 Source: QCEW, BEA, LEHD, Consultant Team 61 Estimates are calculated by adjusting the QCEW count of wage jobs by the BEA percentage of jobs held by proprietors to ensure all jobs (wage and proprietor) are included in the estimate. 62 The long term growth rate from 2001 through 2019 was used to estimate future growth (3.7%). 0 1000 2000 3000 4000 5000 6000 7000 8000 N. Lincoln County Northern Lincoln County, Wyoming - 12 Seasonality of Jobs June is the peak employment month, but it is not a dramatic peak compared to Teton County, Wyoming, and Teton County, Idaho, rising about 11%, or 675 jobs in 2019. The seasonality characteristics of Lincoln County have been quite consistent for the past 20 years. The summer rise is mostly driven by construction jobs, with modest contribution from accommodation and food services and retail. Jobs by Month: Lincoln, WY (entire County): 2019 - 2021 Source: QCEW Baseline and Peak Employment, 2019 Year-round Baseline Jobs Peak Peak Jobs (June) % over base Lincoln County, WY 6,210 6,885 11% Source: QCEW Wages and Jobs by Sector The average wage paid in N. Lincoln County, Wyoming, in 2020 was about $42,300, which is about 30% lower than in Teton County, Wyoming, but similar to that paid in Teton County, Idaho. Overall wage growth has picked up in the past 5 years, following recovery from the Great Recession, increasing an average of 4.9% per year since 2015. Preliminary 2021 wage data indicates growth will continue. 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 Number of jobs2019 2020 2021 Northern Lincoln County, Wyoming - 13 Average Wage, N. Lincoln County: 2010 to 2019 Source: QCEW Three N. Lincoln County industries account for 51% of the jobs. ▪ Educational services account for over 18% of jobs, but it is one of the lowest paying industries. It is also a sector that has declined over the past 5 years. ▪ Health care and social services, also a low paying industry, accounts for another 17% of jobs. ▪ Construction, which pays more than the average wage, is the third largest sector, accounting for 16% of jobs in 2019. Construction jobs have increased the past couple of years. $0 $5,000 $10,000 $15,000 $20,000 $25,000 $30,000 $35,000 $40,000 $45,000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Northern Lincoln County, Wyoming - 14 Jobs (2019, N. Lincoln County) and Wages (2020, Lincoln County) by Industry Sector Source: QCEW, LEHD Jobs per Employee and Employees per Household The number of jobs per employee and the number of employees per employed household are used to translate job growth into the number of housing units needed by workers to fill new jobs. ▪ Workers in the Teton Region, hold about 1.3 jobs on average during the year. Households in N. Lincoln County have about 1.7 employees per household. ▪ The number of jobs held fluctuates with the seasons. Employees hold an average of 1.4 jobs over the summer and 1.3 jobs over the winter. Many employees, particularly in lower paid service positions, hold more than one job. This was noted both by employers, as well as respondents to the survey. Average Jobs per Employee by Season: Teton Region Year-round Jobs per Employee Additional Summer Season Jobs Additional Winter Season Jobs Average jobs held during the year 1.1 0.3 0.2 1.3 Source: 2021 Employee Survey $0 $20,000 $40,000 $60,000 $80,000 $100,000 $120,000 0% 4% 8% 12% 16% 20% 24%Average wage% of jobsN. Lincoln Jobs Average Annual Lincoln, WY Wage Northern Lincoln County, Wyoming - 15 Employees per Household with Earnings, 2019 N. Lincoln County, WY Households with Earnings 3,849 Employed Population Age 16 and Over 6,521 Employees per Household 1.7 Source: 2019 5-Year ACS Based on these estimates, employees filling the 7,400 jobs in N. Lincoln County, Wyoming, reside in about 3,345 households. 2021 Total N. Lincoln County, WY, jobs 7,400 Jobs per employee 1.3 Total employees filling jobs 5,650 Employees per household 1.7 Total employee households 3,345 Source: QCEW, BEA, 2019 5-Year ACS, 2021 employee/household survey, Consultant Team Commuting About 17% of employees who work in N. Lincoln County commute into the area for work from homes outside of the county. This reflects average year-round commuting, meaning it includes employees filling year-round and seasonal jobs. This equates to about 935 workers traveling into the county for work. # of commuters: N. Lincoln County, WY Total jobs (2021) 7,400 Jobs/employee 1.3 Employees filling jobs 5,650 % commuting in for work 17% # commuting in for work 935 Source: QCEW, BEA, 2019 5-Year ACS, LEHD, consultant team To the extent employees are commuting into Lincoln County, they are coming from areas outside the Teton Region. Very few commute from Teton County, Wyoming, where housing costs are much higher. Conversely, about 65% of workers living in N. Lincoln County commute to Teton County, Wyoming for work. Lincoln County represents an informal bedroom community to the large employment center in Teton County, Wyoming, providing less expensive ownership and rental options for Teton County, Wyoming, workers than available nearer their job. With escalating “I live in Afton but work in Jackson because I can't afford to work in Afton and live in Afton...” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 16 housing costs N. Lincoln County, however, these opportunities are diminishing, as well as pushing local residents and workers out to lower cost housing markets.63 Where Workers in N. Lincoln County, WY, Live Where Residents in N. Lincoln County, WY, Work Teton County, WY 1% 27% Teton County, ID <1% <1% Lincoln County, WY 83% 65% Other 15% 7% TOTAL % 100% 100% TOTAL # 5,650 7,610 Source: LEHD, QCEW, LAUS, 2021 Employer survey, Consultant Team When workers find homes in N. Lincoln County, often household members end up also taking jobs locally, which benefits local businesses when unemployment rates are low and labor is scarce. This is shown below, where about one-third of households that have an adult that commutes to Teton County, Wyoming, for work, also has at least one adult who also works in N. Lincoln County. When workers get weary of the commute, all household members may take jobs locally. Employment Mix of Households with Out-Commuters to Teton Wyoming: 2021 Source: 2021 Employee/household survey *In a “split household” at least one adult works in N. Lincoln County and one commutes out for work The primary commute mode used by N. Lincoln County residents that commute to Teton County, Wyoming, for work is to drive alone. About 12% of respondents utilized bus service. A few noted they would use the bus more if better options (e.g., times, frequency) existed. Primary complaints include the long distance, hours, difficulty in bad weather, and expense. 63 See Chapter 5 - Housing Market for more information Out commute only 65% Split household* 35% “When our landlord sold their house in Jackson we decided to buy in Alpine... It was the best decision ever… If I can find a good paying good in Alpine, I'll never go to Jackson again.” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 17 How Out-Commuters Travel to Teton County, WY for Work: 2021 % respondents Car 88% Bus 12% Carpool 22% Bike/Walk 2% Telecommute 7% Other 1% Source: 2021 Employee/Household Survey, consultant team Unfilled Jobs With unfilled positions, businesses struggle to provide quality services and operate profitably. Because employees need housing, which is scarcely available in the Teton Region, increasing housing options for local workers provides an important competitive advantage for attracting employees to fill vacant positions.64 Although a handful of Lincoln County employers responded to the survey (10 businesses), respondents reported that 16% of jobs were unfilled, which is similar to that reported by Teton County, Idaho, and Teton County, Wyoming, employers. This aligns with other information above, indicating that changes in jobs and the N. Lincoln County economy are more in line with the Teton Region rather than counties to the south or east. Unfilled Jobs # jobs unfilled 1,185 % jobs unfilled 16% Source: 2021 Employer survey 64 See Regional Overview; see also Teton County reports Chapter 3 – Jobs, Seasonality, and Commuting for a summary of 2021 Employer survey results on how the scarcity and high cost of housing impacts their ability to fill jobs and recruit and retain employees. “It gets exhausting spending 3 hours a day commuting. I am grateful that we no longer have children at home …” [Thayne resident] “Living in Alpine wouldn't be so bad, if there were more bus schedule options available. Only able to take the bus if you work an 8-5 job.” “[H]ave second job to pay for gas to commute to Jackson.” -2021 Employee/household survey comments Northern Lincoln County, Wyoming - 18 Retiring Employees Ten (10) percent of survey respondents working N. Lincoln County, and 16% of employees living in N. Lincoln County in total, expect to retire within five (5) years. ▪ Pending retirees tend to hold more senior positions and be skilled staff. ▪ Housing is a primary concern. Nearly all of employees that expect to retire have stable housing because they own their homes. Many purchased 10 or 20 years ago or during the 2007/08 recession. New employees struggle to find homes to rent and the vast majority will not earn enough to purchase. ▪ Some retiring employees will stay in the community. For those that decide to move, the homes they vacate likely not be affordable for the employees who follow. Tenure of Employees in the Teton Region that Plan to Retire Within 5 Years: Source: 2021 Employee/Household Survey Pending retirees and the aging population present potential other challenges. For retired residents that prefer to age in place, lower maintenance, smaller patio homes or attached product are often desired as residents age. The need for senior care services and life care or assisted care options will also increase. Finally, rising property taxes are a burden on income-earning households in fast rising home price markets, and can be a particular challenge for senior households on fixed incomes. Own 89% Rent 11% “Have to sell in order to retire. Cost of living is too high for a fixed income.” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 19 Chapter 4 – Housing Inventory Housing Units – Number and Occupancy N. Lincoln County, WY has 6,998 housing units. Housing units have been added at a rate of about 1.9% per year since 2015, which is over four times the rate during the previous five years (about 0.4% on average). Housing Unit Estimates, N. Lincoln County, WY: 2010 to 2021 2010 2015 2021 (est) 2015-2021 Annual Growth Rate Housing Units 6,113 6,246 7,000 1.9% Source: 2010 Census, 2020 Census, Consultant Team Occupancy About 82% of N. Lincoln housing units are occupied by resident households. The other 18% are second homes, short-term rentals, or vacant in the transition of being sold or rented. Occupancy of homes in N. Lincoln County increased from 76% in 2010. Housing Occupancy, N. Lincoln County, WY: 2000-2020 2000 2010 2020 Occupancy Rate 75% 76% 82% Source: 2000, 2010, 2020 Census Types of Units There is little diversity in the housing stock in N. Lincoln County. Housing units are predominately single- family homes (84%). About 4% of units are multi-family and 9% are mobile homes, which are more affordable options for local employees. Increasing the diversity of housing types would support greater affordability and mobility in the market. Northern Lincoln County, Wyoming - 20 Type of Units, N. Lincoln County, WY: 2021 Source: 2019 5-Year ACS Housing unit occupancy by income level indicates the extent to which different housing types may provide “naturally occurring” affordable housing. When considering policies that can improve affordability for residents, ensuring that zoning codes allow more affordable product types to be built is important. The below table shows the type of housing units occupied by income level (AMI) in the Teton Region based on 2021 employee/household survey responses. The sample includes respondents that are residing in market rate housing, meaning that the table excludes respondents that are living in employer-assisted or income-, employment-, rent- or price-limited homes. As shown: ▪ Households with incomes greater than 120% AMI are more likely than other households to live in single family homes and less likely to live in multi-family units. ▪ Just over one-third of households earning between 80% and 120% AMI are occupying multi- family units (apartments, condominiums, or townhomes/multi-plexes). Almost one-half (45%) of households earning under 50% AMI occupy attached product. ▪ Accessory dwelling units predominately provide housing for households earning between 50% to 120% AMI. ▪ Households earning under 80% AMI are the most likely to reside in mobile homes. They are also most likely to not be permanently housed currently, but rather couch surfing, camping, or living in a vehicle. 84% 3%4%9% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% Detached Single-Family Attached Single-Family Multi-Family Mobilehome Northern Lincoln County, Wyoming - 21 Type of Unit Occupied by AMI: Teton Region, 2021 (Respondents Residing in Market Rate Homes) Less than 50% 50 to 80% 80 to 120% 120 to 200% Over 200% Apartment or condominium 33% 25% 22% 10% 9% Townhome/multi-plex 12% 12% 13% 12% 11% Single-family house/Cabin 38% 46% 58% 74% 79% Mobile home 7% 4% 1% 1% 0% Accessory dwelling/in-law/caretaker unit 2% 6% 3% 1% 1% Motel/Hotel or Dormitory housing 0% 1% 1% 0% 0% Not housed (couch surfing, car, etc.) 5% 4% 1% 0% 0% Other 2% 3% 1% 1% 0% TOTAL 100% 100% 100% 100% 100% Source: 2021 employee/household survey Age of Units Development in N. Lincoln County accelerated in the 2000’s, when about 28% of the area’s housing stock was constructed. Development slowed significantly during the 2007/08 recession, but beginning in 2015, construction has again picked up. This is different from development patterns in Teton County, Wyoming, in which the largest percentage of housing stock was constructed in the 1990’s (25%), and construction slowed down in the 2000’s (20% of units built). Age of Units, N. Lincoln County, WY: 2021 Source: 2019 5-Year ACS, 2020 Census, Consultant Team 16% 13%13% 19% 28% 12% 0% 5% 10% 15% 20% 25% 30% Prior to 1970 1970s 1980s 1990s 2000s Since 2010% of housing unitsYear housing built Northern Lincoln County, Wyoming - 22 Income Restricted/Subsidized Housing There is one apartment complex in N. Lincoln County that is income- and rent-restricted to remain affordable for residents. Alpine Park Apartments is a low-income housing tax credit project (LIHTC) that was put into service in 2019. The 24 units are priced affordable for households earning below 80% AMI (or about $60,000 for a 3-person household). Units are 100% occupied. N. Lincoln County, Subsidized Housing Inventory # units 1- bedroom 2- bedroom 3- bedroom Income level Alpine Park Apartments 24 8 8 8 <80% AMI Source: HUD LIHTC database Northern Lincoln County, Wyoming - 23 Chapter 5 – Housing Market This chapter evaluates how key aspects of the housing market in Teton County, Idaho, have changed in recent years. It provides an overview of: ▪ Home sale and rental prices, ▪ Recent and current availability of homes, ▪ The affordability of homes to local residents and employees, and ▪ Real estate agent and property manager observations about housing market changes in the past 20 months during the COVID-19 pandemic. Home Ownership Market The housing market in N. Lincoln County is relatively small, consisting of only about 75 home sales per year on average from 2015 to 2020, or roughly 6 per month. Therefore, readers should note that percentages included herein are based on relatively small numbers of transactions. Price Trends (2015 to October 2021) Home sale prices have escalated over the past few years to levels that are unaffordable to most local residents and employees. ▪ From 2015 to 2020 the median price of a single family home increased by 13% per year on average; condos and townhomes (attached product) increased by 22% per year on average. ▪ The median sale price of attached product during the first ten months of 2021 was $699,500 for a single family home. ▪ Only 9 attached homes (i.e., condominiums or townhomes) sold through October 2021. The median sale price was over $1 million. Most were luxury properties complete with an airplane hanger. Only two units sold for under $500,000. Northern Lincoln County, Wyoming - 24 N. Lincoln County Median Sale Prices: 2015 to October 2021 Note: inclusive of sales with a known price greater than zero [1] last sale on Oct 29, 2021 Source: MLS, consultant team Price Per Square Foot To better understand price trends and to normalize differences in home size, the table below evaluates changes in the average annual sale price per square foot from 2015 through sales in the first ten months of 2021. As shown: ▪ From 2015 to 2020, the price per square foot of single family homes and attached product increased by 10% per year on average, respectively. ▪ The average price per square foot of single family homes sold in the first ten months of 2021 increased by 54% over the 2020 average, and 185% for attached product. Price increases far exceed the change in local average wages (4.9% per year) since 2015, meaning that affordability for locals is eroding. 2015 2016 2017 2018 2019 2020 2021 YTD [1] Single Family $282,500 $315,000 $391,500 $395,000 $402,500 $520,500 $699,500 Attached $187,500 $264,000 $325,000 $331,250 $285,000 $510,000 $1,275,000 $0 $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 Single Family Attached Northern Lincoln County, Wyoming - 25 Average Sale Price Per Square Foot: 2015 to October 2021 Single Family Attached 2015 $187 $125 2016 $229 $188 2017 $269 $135 2018 $232 $178 2019 $225 $216 2020 $296 $201 2021 YTD [1] $456 $572 CAGR 2015-2020 10% 10% % change 2020 to 2021 YTD [1] 54% 185% Note: inclusive of sales with a known price greater than zero [1] last sale on Oct 29, 2021 Source: MLS, consultant team Homes for sale under $300,000 have all but disappeared from the market in recent years, and, over the last two years, homes priced between $300,000 to $500,000 have significantly declined. ▪ The share of sales under $300,000 fell from 58% in 2015 to 3% in 2021 – a drop of 55 percentage points. Forty-six (46) sales under $300,000 occurred in 2015, down to only 3 sales in 2020. ▪ The share of sales between $300,000 and $500,000 fell from 51% in 2019 to 24% in 2021. The option of finding homes for $500,000 or less in N. Lincoln County is quickly disappearing. Home Sale Price Distribution by Year: 2015 to October 2021 Note: inclusive of sales with a known price greater than zero [1] last sale on Oct 29, 2021 Source: MLS, consultant team 58% 41% 27%18%25% 3%3% 28% 43% 42%54% 51% 46% 24% 6%4% 17%17%17% 33% 38% 8%12%14%11%6% 18% 34% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2015 2016 2017 2018 2019 2020 2021 YTD [1] <$300,000 $300-499,999 $500-999,999 $1M+ Northern Lincoln County, Wyoming - 26 Availability From 2015 through 2019, about 75 homes were sold each year on average in N. Lincoln County. This rose by about 30% (97 homes sold) in 2020. The pace of buying continued to be high in the first 10 months of 2021 with 87 home sales. There were 51 homes listed for sale as of November 1, 2021, only 13 of which (25%) were priced below $500,000. Ten of these were condos and townhomes listed for about $440,000 each. Sales vs. Listings: 2021 Source: MLS, consultant team A general industry standard is that when the number of homes available for sale is below a 6-month supply, it is a seller’s market – meaning that there are more buyers than homes available to purchase, resulting in rising prices. The 51 homes listed in November 2021 equates to 6.3-months of supply, generally indicating a good supply of homes for sale. The inventory drops, however, to 3.3-months for homes priced under $500,000. In other words, homes at prices that residents and area employees can afford are in short supply. Conversely, homes priced over $500,000 represent 9.3-months of inventory. The local housing market is not meeting local resident and employee needs. 3 7 14 33 30 0 1 12 23 15 0 5 10 15 20 25 30 35 <$300,000 $300-399,999 $400-499,999 $500-999,999 $1M+ 2021 YTD Sales [1]Nov. 1, 2021 Listings Northern Lincoln County, Wyoming - 27 Local Workforce Affordability The scarcity of homes for sale poses a challenge to all buyers, regardless of income. It is a more significant challenge, however, for local residents and employees. The majority of residents who own earn between 50% up to 200% AMI (65%); only 18% earn above this level. Homes priced above $600,000 may be of interest to commuters from Teton County, Wyoming, where wages are higher, but most N. Lincoln County residents need lower priced homes. ▪ Only four homes were listed for sale under $400,000 at the start of November 2021. Homes in this price range are now essentially non-existent. ▪ With only 18 homes for sale in the $400,000’s and 85% of listings over $500,000, the option to buy a home is increasingly out of reach for the local workforce. Affordability of Current Listings Compared to Average Household Income Nov. 1, 2021, Listings AMI Max Affordable Price (3-person household) [1] Owner Household Distribution Single Family Attached 0-50% $155,200 16% 0% 0% 50.1-80% $248,500 16% 0% 0% 80.1-100% $310,400 13% 0% 0% 100.1-120 % $372,500 10% 3% 0% 120.1-150% $465,600 13% 3% 77% 150.1-200% $620,800 13% 13% 8% 200.1-300% $931,100 11% 37% 8% >300% >$931,100 7% 45% 8% Total - 100% 38 13 Note: percentages may add to more/less than 100% due to rounding [1] Max purchase price assumes 30-year 4.5% mortgage, 5% down, 20% of the payment for taxes, HOA, PMI and insurance. Sources: HUD, Ribbon Demographics, LLC, MLS, consultant tea “I cannot afford to buy or rent a home. when our child graduates in the next couple of years we will be moving.” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 28 Rental Market Rent Trends and Local Workforce Affordability Compared to local wages, the rents in N. Lincoln County are more affordable than in Teton County, Idaho, or Teton County, Wyoming. That does not, however, mean that rents are generally affordable for residents. ▪ Recent rent rises have occurred in the Teton Region at rates of 9% or more per year over the past several years. ▪ Renters on the 2021 survey report that their recent yearly rent increase was anywhere from $200 to $1,200 per month, averaging $470. ▪ Rent increases far exceed increases in wages (4.9% per year on average since 2015), meaning that rentals are becoming less affordable for residents. Based on survey responses, current renters in the county need an income of about $63,000 on average to afford the overall average rent (about 84% AMI). Advertised rentals, which is what new households coming to the county are likely to find, require a household to earn 91% AMI on average, or an income of $68,000 for a 3-person household. Rent Prices by Bedroom Size: 2021 0/1-bedroom 2-bedroom 3+-bedroom Overall Avg. October-November 2021 average listed rent $995* $1,467 $2,229 $1,702 2021 Household Survey Average Rent $1,324 $1,525 $1,829 $1,570 AMI affordability of advertised rent1 58% 79% 119% 91% Income needed to afford advertised rent $38,200 $58,680 $89,160 $68,080 Number of average wages needed to afford rent 0.9 1.4 2.1 1.6 *Four advertised for rent, two of which were rooms rather than full units. 1Note: calculation assumes 2 people in a 0/1 bedroom units and 3 people in 2- and 3-bedroom units Source: Online rental listings (JH News, Zillow, Apartments.com, Craigslist) consultant team Availability As a general rule, vacancy rates at or below 3% are very low, double-digit vacancy rates are very high, and a vacancy rate of around 6% that is trending downward typically indicates to developers that construction of additional units should begin. “We have always worked full time jobs sometimes more than one. It's heart breaking the more we save it still never enough to afford a home because of the pricing increases.” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 29 Perhaps more significant to the struggles of renters in N. Lincoln County is the lack of supply and the resulting continued upper pressure on rents. The high and rising rents are driven by the extreme shortage of rentals and strong demand. The pandemic brought a wave of remote workers to the Teton Region, which property managers noted are able to pay much higher rates than local wages can support. This is paired with the continued demand from workers in Teton County, Wyoming, particularly as more are forced to move out of the county due to loss of rental supply.65 A search for advertised rentals over a two month period from October to November 2021, only produced 14 rental listings. This is equivalent to less than a 1% vacancy rate per month, which is extremely low. When vacancy rates are this low, the rental market is near capacity and cannot absorb new residents or employees moving to the area. This results in several issues, all of which are being experienced throughout the Teton Region: ▪ Renters have difficulty moving from one unit to another as their circumstances change; ▪ Renters are vulnerable to increasing levels of cost burden, because there is nowhere to move to if the landlord seeks to increase their rent; ▪ Renters fear reporting needed repairs to landlords due to concerns of retaliation through rent increases or nonrenewal of lease; ▪ New employees struggle to find housing when hired by local businesses; ▪ Rents increase at rates much faster than incomes; and ▪ Landlords have little incentive to make repairs and capital investments. 65 See Regional Overview – Forced to Move “My daughter pays $800 for a studio in Afton and it is all she can find to rent. Small, old, and expensive but there is nothing else to rent.” “Due to housing be so high in demand, the landlord feels justified in raising the rent an additional $700 per year.” -2021 Employee/household survey comment Northern Lincoln County, Wyoming - 30 Chapter 6 – Housing Units Needed This section addresses the question: How many additional housing units are needed to address housing deficiencies for residents and support the labor force needed to sustain businesses and the economy. Needs are projected through 2027 and quantified in two categories: ▪ Catch-Up Needs – the number of housing units needed now to address current deficiencies in housing based on employees needed to fill unfilled jobs and the number of units needed for a functional rental supply. ▪ Keep-Up Needs – the number of units needed to keep-up with future housing demand through 2027 based on job growth and jobs vacated by retiring employees. Housing shortages worsen when local job growth and the need for more workers exceeds the growth in available housing units. This section estimates housing units needed to support employers, keep up with future job growth and improve housing options for area residents based on information presented in other sections of this report. Estimates are a subset of the total demand for housing in the county. Estimates do not include current waitlists for housing, overcrowding, or households that will be forced to leave due to housing conditions.66 Nor do figures represent the entire housing market – remote workers or retirees moving in from elsewhere, second homeowner purchases, and other market segments, which are outside the scope of this analysis. Catch-up Needs (Current Conditions) Unfilled jobs Labor is in short supply, both locally and nationally. In such a competitive environment, the near-zero rental vacancy rates, and high and rising home prices and rents, make it even more difficult to attract the already scarce labor pool to the area. Eighty-percent (81%) of Teton Region employers responding to the 2021 employer survey stated that the lack of housing affected their ability to find and keep employees. More housing that local employees can afford is needed for businesses to hire and retain the workers they need to thrive. Employer survey respondents reported that 16% of jobs were unfilled this summer, which is high and has been affecting business operations and employee satisfaction. Because 100% of jobs are rarely filled, the following estimate seeks to lower the unfilled job rate to 5%, which was more typical prior to the pandemic. About 85% of employees reside in the Teton Region. If this pattern is maintained, then 310 homes are needed locally to bring the current 16% unfilled job rate down to a 5% rate. 66 See Regional Overview – Housing Problems Northern Lincoln County, Wyoming - 31 Units needed to help fill jobs A. Current unfilled jobs (16%) 1,185 B. Reduced unfilled jobs (5%) 370 Jobs to fill (A – B) 815 Jobs per employee 1.3 Employees per household 1.7 Housing units needed 365 % of employees living in the Teton Region 85% Housing needed for N. Lincoln County employees to live in the Teton Region 310 While this catch up need is important to understand for relieving current business employee shortages, much of this figure is also incorporated in the estimate of future job growth. This potential for double- counting is addressed in the summary of housing needs later in this section. Functional Rental Supply The current rental supply in the county is not functional because vacancies are about 1%, placing substantial upward pressure on rents. When vacancy rates are this low, the rental market is near capacity and cannot absorb new residents or employees moving to the area, much less provide opportunities for current residents to find more suitable rentals as their housing needs change. Renters are “stuck” in their homes, and subject to burdening rent increases. A 5% vacancy level, while still low, provides some choice and availability of units for residents and employees. To increase the vacancy rate to 5%, approximately 55 additional rental units are needed. Rentals Needed for a Functional Market Total rentals (2021) 1,030 Number of rentals if 5% vacancy rate 1,085 New rental units needed 55 Future (Keep-Up) Needs Retiring employees Employers will need to fill the jobs vacated by retirees in addition to any newly created jobs. Some retirees will leave the area upon retirement; however, when they sell their homes, the majority will be purchased by second-home owners or remote workers rather than local employees. About 10% of employee/household survey respondents that are employed in Lincoln County stated that they expect to retire over the next five years. Assuming that 80% of retiree homes will not be available to new employees filling vacated jobs, 335 homes will be needed. About 85% of employees reside in the Teton Region. If this pattern is maintained, then 230 homes are needed locally. Northern Lincoln County, Wyoming - 32 Retiring employees % to retire by 2027 10% # to retire 570 Employees per household 1.7 Total housing units 335 Needed housing units (80%) 270 % of employees living in the Teton Region 85% Housing needed for N. Lincoln County employees to live in the Teton Region 230 New Jobs To keep up with estimated job growth over the next five years (1,789 new jobs), approximately 805 additional housing units will be needed. Because the regional nature of this study focuses on the Teton Region as a whole, the below estimate shows how many housing units are needed to keep new workers in the Region based on current commuting patterns. The next section shows how many of these units may be needed in N. Lincoln County based on various assumptions. About 85% of employees reside in the Teton Region. If this pattern is maintained, then 685 homes are needed locally. Estimated Housing Needed by the Workforce Filling New Jobs, 2021 – 2022 Low Increase in Jobs between 2021 to 2027 1,789 Jobs per Employee 1.31 Employees per household 1.7 Housing needed 805 % of employees living in the Teton Region 85% Housing needed for N. Lincoln County employees to live in the Teton Region 685 Regional Distribution of Catch-Up and Keep-Up Needs Based on estimated catch-up and keep-up needs in N. Lincoln County through 2027, an additional 970 housing units will be needed to support employees, residents, and businesses in N. Lincoln County. The number of housing units needed in N. Lincoln County will vary depending upon whether the total housing need is provided locally, or if current commuting patterns within the Teton Region are retained and units are constructed based on where employees presently live. As a bedroom community for Teton County, Wyoming, if current commute patterns are retained, then the number of units needed within N. Lincoln County increases because Teton County, Wyoming, employees will need homes. ▪ If each county in the Region addresses their full housing need locally, 970 homes are needed in N. Lincoln County. Northern Lincoln County, Wyoming - 33 ▪ If current commuting patterns are retained, the number of units rises to 1,275. In N. Lincoln County, Wyoming, about 60% of the housing needed should be priced below-market. As discussed further below, this means ownership housing priced below $600,000 (200% AMI) and rentals priced below $1,600 per month (90% AMI). Summary of Housing Needs Through 2027 Address All Needs Locally Retain Commuting Patterns Catch-Up 55 55 Unfilled Jobs (reduce from 16% down to 5% unfilled) 310 415 Functional rental supply 55 55 Keep-Up 915 1,220 New jobs (3.7% growth) 685 915 Retiring employees (10% retiring) 230 305 TOTAL through 2027 970 1,275 Below market (60% of units) 580 765 Market rate (40% of units) 390 510 *Housing needed to fill currently unfilled jobs is shown in the table to illustrate the existing shortage of housing related to filling current positions. This number, however, is largely a subset of the new job growth estimate so is not included in the overall total to conservatively prevent double-counting. The figure below shows the total housing needs through 2027 in the study area based on whether all needs are addressed locally or if current commuting patterns are retained. Housing Needed Through 2027, Teton Region Counties (5,330 total – 60% to 80% priced below market) 3,195 1,165 970 2,475 1,580 1,275 0 500 1,000 1,500 2,000 2,500 3,000 3,500 Teton County, WY Teton County, ID Lincoln County, WY Address all needs locally Retain commuting patterns Northern Lincoln County, Wyoming - 34 Needs by Own/Rent and Income Ownership and rental housing for local employees and residents is needed. On the rental side, the majority of workers filling new jobs will rent homes (about 70%). On the ownership side, a significant percentage of current renters residing in the Teton Region want to buy homes (43%).67 If ownership opportunities are provided, this can then free up rentals for occupancy. These dynamics support providing a higher ratio of rentals than currently exist, at about a 50:50 split. The precise ratio, however, is dependent upon the community’s desired direction and housing policy. Rentals are needed to help recruit new workers and residents to the region; ownership is needed to retain year-round residents and support community stability. Summary of Housing Needs by Own/Rent Through 2027 Low High (housing aligned with job location) (housing aligned with current commute patterns) Units needed through 2027 970 1,275 Ownership 485 635 Rental 485 640 The following table shows the income targeting for the additional units needed based on the income distribution of renter households residing in N. Lincoln County. As shown below: ▪ Market rate rentals in the county currently serve households earning about 90% AMI.68 Resident renters primarily earn under 80% AMI (62%), which is where most rentals should be targeted. ▪ New development in the pipeline should be considered in light of the below to assess where the current market is providing rentals compared to the price points that residents and employees can afford. For example, new rentals in Teton County, Wyoming, can be built at about the 120% AMI level for that county without subsidy; new unsubsidized rentals in Teton County, Idaho, are averaging about 90% AMI. Rental Units Needed by AMI Through 2027, N. Lincoln County, WY AMI ≤50% 50.1% - 80% 80.1% - 100% 100.1% - 120% >120% Max. Income $37,350 $59,800 $74,700 $89,640 >$89,640 Max. Affordable Rent $935 $1,495 $1,870 $2,240 >$2,240 Renter Income Distribution 39% 23% 9% 3% 26% Rental Units Needed by AMI* 220 130 50 15 145 Incomes at each AMI are reported for a 3-person household * Units Needed total is based on the mid-point of the low and high housing need estimates 67 See Regional Overview – Housing Problems 68 See Chapter 5 – Housing Market Northern Lincoln County, Wyoming - 35 The following table shows the income targeting for additional units needed based on the income distribution of owner households that reside in N. Lincoln County. ▪ The majority of owners earn under 120% AMI; however producing homes for ownership for households earning under 60% AMI is often not feasible except through self-help build programs, such as Habitat for Humanity. ▪ The core first-time homebuyer market earns between 50% up to 120% AMI, comprising close to 50% of owners in N. Lincoln County. Only one home is currently listed for sale at a price affordable at this income range (e.g., below $400,000). ▪ The current housing market provides some attached product that households earning up to 150% AMI could afford (e.g., priced between $400,000 and $600,000), but single family homes are generally priced for households earning 200% or more. The shift to this higher price point occurred largely within the past two years.69 ▪ When considering ownership product for local residents and employees, most should be priced between $200,000 up to $600,000 (80% to 200% AMI); very few resident owners have incomes above this amount. For renters looking to buy, product priced for households earning primarily between 50% AMI up to 120% should be the focus ($160,000 to $400,000). Homes priced from $300,000 up to $750,000 is also a prime purchase range for Teton County, Wyoming, employees that are wanting to buy homes. Ownership Units Needed by AMI Through 2027, N. Lincoln County, WY AMI ≤50% 50.1% - 80% 80.1% - 120% 120.1 - 200% 200.1 - 300% >300% Max. Income $37,350 $59,800 $89,640 $149,400 $224,100 >$224,100 Max. Affordable Purchase Price* $155,200 $248,500 $372,500 $620,800 $931,100 >$931,100 Owner Income Distribution 16% 16% 23% 26% 11% 7% Ownership Units Needed by AMI** 90 90 135 145 60 40 For sale listings 0 0 1 17 15 18 Incomes at each AMI are reported for a 3-person household *Assumes 4.5% interest rate 30-year loan, 5% down, and 20% of costs to taxes, insurance, HOA ** Units Needed total is based on the mid-point of the low and high housing need estimates 69 See Chapter 5 – Housing Market